Me and my fiance are acquiring an apartment in South Ruislip. My lawyer has never been on on the lender approved list. Can I still appoint my South Ruislip conveyancing solicitor notwithstanding that they are excluded from the lender panel of approved conveyancing solicitors?

You must have a conveyancer to deal with the legal work required if you require a mortgage to buy your property. The lawyer will conduct all the essential due diligence on the property, ensuring that you will be registered as proprietor and ensure that all the required mortgage documentation is dealt with. You could select a South Ruislip solicitor of your choice. Nevertheless, if the lawyer appointed is not on the mortgage company conveyancing panel additional charges will arise as separate legal representation will be required by them. Bank panel applications can be submitted, so if your conveyancer has not historically sought membership they should do so.

The South Ruislip conveyancing firm handling our South Ruislip conveyancing has discovered an inconsistency when comparing the assumptions in the valuation survey and what is revealed within the conveyancing documents. My lawyer says that he is duty bound to check that the bank is OK with this discrepancy and is still content to lend. Is my solicitor’s stance appropriate?

Your lawyer must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

I have been on the look out for a flat up to £305k and identified one close by in South Ruislip I like with amenity areas and railway links nearby, the downside is that it only has 51 years on the lease. There is not much else in South Ruislip for this price, so just wondered if I would be making a grave error purchasing a short lease?

If you require a home loan the remaining unexpired lease term may be an issue. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least 2 years you could request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer regarding this matter.

I am looking to sell my property. My former solicitors closed down. It would be helpful to have a recommendation of a conveyancing firm. I happen to live in South Ruislip if that affects matters.

Please use our search tool to help you choose a solicitor for your conveyancing in South Ruislip. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs with a minimum of fuss.

After years of correspondence we simply can't agree with our landlord on how much the lease extension should cost for our flat in South Ruislip. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?

in cases where there is a absentee landlord or where there is disagreement about what the lease extension should cost, under the relevant legislation it is possible to make an application to the LVT to determine the price payable.

An example of a Lease Extension decision for a South Ruislip flat 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 lease term was 53.26 years.

In relation to leasehold conveyancing in South Ruislip what are the most common lease problems?

There is nothing unique about leasehold conveyancing in South Ruislip. All leases are individual and drafting errors can result in certain clauses are wrong. For example, if your lease is missing any of the following, it could be defective:

Clauses dealing with recovering service charges for expenditure on the building or common parts. Insurance obligations

You may encounter difficulties when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Lloyds TSB Bank, Norwich and Peterborough Building Society, and Nottingham Building Society all have very detailed conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to grant the mortgage, forcing the purchaser to pull out.