My property lawyer in South Ruislip is not listed on the Coventry Building Society Solicitor Panel. Is it possible for me to retain my family solicitor notwithstanding that they are excluded from the Coventry Building Society approved list?
Your options are as follows:
- Carry on with your existing South Ruislip lawyers but Coventry Building Society will need to use a lawyer on their panel. This will inevitably rack up the overall legal fees and cause frustration.
- Find an alternative practitioner to to deal with the conveyancing, not forgetting to check they are Coventry Building Society approved.
- Persuade your Coventry Building Society based solicitor to try to join the Coventry Building Society panel
Should our conveyancer be asking questions regarding flooding during the conveyancing in South Ruislip.
Flooding is a growing risk for conveyancers dealing with homes in South Ruislip. There are those who buy a property in South Ruislip, fully aware that at some time, it may suffer from flooding. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Lawyers are not best placed to give advice on flood risk, but there are a number of checks that may be carried out by the purchaser or by their solicitors which can figure out the risks in South Ruislip. The conventional set of property information forms sent to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) contains a usual inquiry of the seller to determine whether the premises has ever been flooded. If flooding has previously occurred which is not disclosed by the owner, then a purchaser could issue a legal claim for losses as a result of such an incorrect response. The buyer’s conveyancers may also order an environmental report. This will reveal if there is any known flood risk. If so, additional inquiries will need to be conducted.
I am buying a new build flat in South Ruislip. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in South Ruislip
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There must be mutual enforceability of lessee’s covenants. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
I've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a simple, no chain conveyancing. South Ruislip is where the house is located. Is there any advice you can give?
Flying freeholds in South Ruislip are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in South Ruislip you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in South Ruislip may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
Given that I will soon spend 450k on 3 bedroom house in South Ruislip I wish to have a conversation with the solicitor concerning theconveyancing before appointing the firm. Is this something that you can arrange?
This is something that we encourage - it is our preference to talk to you we do not take any clients on without you liaising with the lawyer who will be conducting your conveyancing in South Ruislip.There is no ‘factory style conveyancing’ - each client is unique individual, not a matter number. The practices that we put you in touch with believe that the figure you are quoted for residential conveyancing in South Ruislip should be the amount on the final invoice that you are charged.
Last September I purchased a leasehold flat in South Ruislip. Am I liable to pay service charges relating to a period prior to completion of my purchase?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Following months of correspondence we cannot agree with our landlord on how much the lease extension should cost for our flat in South Ruislip. Can we issue an application to the Residential Property Tribunal Service?
You certainly can. We are happy to put you in touch with a South Ruislip conveyancing firm who can help.
An example of a Lease Extension decision for a South Ruislip residence is Flat 72 Queens Walk in January 2013. The Tribunals calculated the premium payable to be £22,090. This case was in relation to 1 flat. The unexpired term as at the valuation date was 53.26 years.