Can you help? My South Ruislip lawyer is advising me that he has toorder South Ruislip conveyancing searches becausethe firm are on the Santandersolicitor panel. Is my lawyer right?
You have limited options available to you. As you are obtaining a home loan with a bank your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the CML Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out South Ruislip conveyancing searches.
Will lawyers ask for an advanced payment for conveyancing in South Ruislip?
If you are buying a property in South Ruislip your solicitor will ask you to provide them with funds to cover the search fees. Generally this is asked for to cover the fees of the Local Authority Search. If any down payment is payable against the sale price then this will be asked for shortly in advance of exchange of contracts. Any further balance that is needed should be transferred shortly before completion.
Will commercial conveyancing searches disclose planned roadworks that could impact a commercial site in South Ruislip?
Its becoming the norm that commercial conveyancing solicitors in South Ruislip will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in researching accurate data on highways that impact buildings and development assets in South Ruislip. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in South Ruislip.
For each commercial conveyancing transaction in South Ruislip it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could cause delays to South Ruislip commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in South Ruislip.
I purchased a renovated Georgian house in South Ruislip. Conveyancing solicitor acted for me and Clydesdale. I did a free Land Registry search last week and there are two entries: the first freehold, the second leasehold under the exact same property. Is it worth asking Clydesdale to clarify?
You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in South Ruislip and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the situation with your conveyancing lawyer who completed the work.
Due to the encouragement of my in-laws I had a survey completed on a house in South Ruislip before retaining solicitors. I have been told that there is a flying freehold aspect to the house. My surveyor advised that some lenders may refuse to issue a loan on such a house.
It depends who your proposed lender is. Lloyds has different requirements from Halifax. If you contact us we can investigate further with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in South Ruislip. Conveyancing may be slightly more expensive based on your lender's requirements.
What are your top tips when it comes to finding a South Ruislip conveyancing practice to deal with our lease extension?
If you are instructing a conveyancer for your lease extension (regardless if they are a South Ruislip conveyancing practice) it is imperative that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you make enquires with two or three firms including non South Ruislip conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be useful:
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How many lease extensions has the firm carried out in South Ruislip in the last year? How experienced is the practice with lease extension legislation?
I have tried to negotiate informally with with my landlord for a lease extension without success. Can one apply to the Leasehold Valuation Tribunal? Can you recommend a South Ruislip conveyancing firm to help?
You certainly can. We can put you in touch with a South Ruislip conveyancing firm who can help.
An example of a Lease Extension case 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 related to 1 flat. The unexpired term was 53.26 years.