I am considering mortgaging my house in Uxbridge, does my lawyer need to be on the Santander Conveyancing panel?

In theory, you could use a solicitor that is not on the Santander conveyancing panel, but Santander would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.

We are buying a apartment in Uxbridge. I might seem paranoid but how we can trust a conveyancer? On the day of competition we have to put funds into their account. What protection do we have from them run away with our deposit?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I am helping my step-mother sell her property in Uxbridge. Does the solicitor order the EPC or should I organise this?

After the abolition of Home Packs, energy performance certificates was maintained a required element of selling a house. An EPC must be commissioned in advance of the property being placed on the market. It is not as aspect of the sale process that solicitors ordinarily organise. Where you are instructing a Uxbridge conveyancing practitioner they may be willing to arrange energy assessments due to their relationships with reputable Uxbridge providers

Intending to buy a apartment in Uxbridge. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the RBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Uxbridge conveyancer is on the RBS conveyancing panel.

Various internet forums that I have frequented warn that are the main reason for delay in Uxbridge house deals. Is this right?

The Council of Property Search Organisations (CoPSO) released conclusions of a review by MoveWithUs that conveyancing searches do not figure amongst the most frequent causes of hindrances during the legal transfer of property. Local searches are unlikely to feature in any slowing down conveyancing in Uxbridge.

How does conveyancing in Uxbridge differ for newly converted properties?

Most buyers of new build residence in Uxbridge come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the premises is completed. This is because new home sellers in Uxbridge typically acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Uxbridge or who has acted in the same development.

I today plan to offer on a house that seems to tick a lot of boxes, at a great figure which is making it more attractive. I have just found out that it's a leasehold as opposed to freehold. I would have thought that there are issues purchasing a house with a leasehold title in Uxbridge. Conveyancing advisers have not yet been instructed. Will my lawyers set out the implications of buying a leasehold house in Uxbridge ?

Most houses in Uxbridge are freehold rather than leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can help the conveyancing process. It is clear that you are buying in Uxbridge so you should seriously consider looking for a Uxbridge conveyancing practitioner and be sure that they are used to advising on leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a lessee you will not be at liberty to do whatever you want to the property. The lease will likely included provisions for example requiring the landlord’sconsent to carry out changes to the property. It may be necessary to pay a contribution towards the maintenance of the communal areas where the property is part of an estate. Your solicitor should advise you fully on all the issues.

I am the registered owner of a ground-floor 1950’s flat in Uxbridge. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the premium payable for a lease extension?

in cases where there is a absentee landlord or if there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to determine the amount due.

An example of a Freehold Enfranchisement decision for a Uxbridge property is 164 Nestles Avenue in October 2013. The tribunal agreed with the proposed price of £20,158 for the freehold and determined that that sum is the amount to be paid into court This case affected 2 flats. The unexpired term was 69 years.