I am expecting a mortgage with Lloyds. My intention is to retain the legal services of a Licensed Conveyancer in South Ruislip. Does the Lloyds Conveyancing panel allow for Licensed Conveyancers?

The Lloyds approved solicitor list is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

As a first time buyer what is the most important advice you can give me about purchase conveyancing in South Ruislip?

Not many law firms or advisers will tell you this but conveyancing in South Ruislip or throughout England and Wales is an adversarial process. In other words, when it comes to conveyancing there exists an abundance of opportunity for friction between you and other parties involved in the ownership transfer. For example, the seller, selling agent and sometimes a bank. Selecting a lawyer for your conveyancing in South Ruislip is a critical decision as your conveyancer is your adviser, and is the ONE person in the process whose responsibility is to protect your legal interests and to protect you.

We are witnessing a worrying ongoing adversarial element to conveyancing- someone has to be blamed for the process being so protracted. We recommend that you must always trust your lawyer above the other players in the home moving process.

I'm the single beneficiary of my late grandmother’s will with all property in now in my sole name, including the house in South Ruislip. Conveyancing formalities meant that the Land Registry date was in December. I plan to dispose of the house. I understand that there is a CML six month 'rule', meaning my property ownership could be treated the same way as if I'd bought the house in December. Will no one buy the property for half a year?

The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be caught by that. How sensible a view banks take of it, depend on the mortgage company as this clause is primarily there to capture subsales or the quick reselling of properties.

I have decided to exercise my right to buy my property in South Ruislip off the council. I have a mortgage agreed with Clydesdale. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Clydesdale, you will need to appoint a solicitor on the Clydesdale conveyancing panel.

I am selling my apartment. I had a double glazing fitted in February 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Clydesdale are being a right pain. The South Ruislip solicitor who is on the Clydesdale conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Clydesdale are requiring a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?

It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

In what way does the Landlord & Tenant Act 1954 impact my commercial property in South Ruislip and how can you help?

The particular law that you refer to affords a safeguard to commercial tenants, giving them the dueness to apply to court for a new tenancy and remain in occupation at the end of the lease term. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. South Ruislip is one of our many locations in which our lawyers have offices

Back In 2000, I bought a leasehold house in South Ruislip. Conveyancing and Barclays Direct mortgage went though with no issue. A letter has just been received from someone claiming to own the freehold. Attached was a demand for arrears of ground rent dating back to 1996. The conveyancing practitioner in South Ruislip who previously acted has long since retired. What should I do?

First contact HMLR to make sure that the individual claiming to own the freehold is in fact the registered owner of the freehold reversion. There is no need to incur the fees of a South Ruislip conveyancing solicitor to do this as it can be done on-line for less than a fiver. You should note that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

Having spent years of negotiations we are unable to 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 missing landlord or if there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the First-tier Tribunal (Property Chamber) to judgment on the price.

An example of a Lease Extension decision for a South Ruislip premises 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 number of years remaining on the existing lease(s) was 53.26 years.