This question may be naive but I am new to the house moving as a 1st time purchaser of a two bedroom flat in Bush Hill Park. Do I collect the keys to the house on completion from my conveyancer? If so, I will find a High Street conveyancing solicitor in Bush Hill Park?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the completion advance to the owner’s conveyancers, and shortly after the monies have arrived, you will be able to collect the keys from the Estate Agents and start moving into the property. This tends to happen early afternoon.

I am buying a terrace house in Bush Hill Park. We would like to an extension at the rear at the property.Will the conveyancing process include checks to determine if these works were previously refused?

Your property lawyer will check the deeds as conveyancing in Bush Hill Park will occasionally reveal restrictions in the title deeds which prohibit categories of changes or require the consent of a 3rd party. Many extensions need local authority planning permissions and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be sensible to check these issues with a surveyor before you commit yourself to a purchase.

I was told two weeks ago that my mortgage has been agreed to by . Is it usual for to only issue the offer once my solicitor in Bush Hill Park is approved on their conveyancing panel? have asked my solicitor to see a copy of their PI Insurance.

Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for to deal with your lawyer's application to be on the conveyancing panel. There's no guarantee that your solicitor will be accepted.

I require expedited conveyancing in Bush Hill Park as I have a deadline to exchange contracts in less than one month. Thankfully I do not require a mortgage. Can I escape the need for conveyancing searches to save fees and time?

As you are not getting a mortgage you are at free not to do searches although no solicitor would advise that you don't. With plenty of history conveyancing in Bush Hill Park the following are examples of issues that can arise and adversely affect market value: Enforcement Notices, Outstanding Fees, Overdue Grants, Road Schemes,...

I am looking for a ground for flat up to £195,000 and found one close by in Bush Hill Park I like with amenity areas and transport links nearby, the downside is that it only has 52 years unexpired on the lease. I can't really find anything else in Bush Hill Park suitable, so just wondered if I would be making a mistake buying a short lease?

If you require a mortgage the shortness of the lease will be problematic. Discount the price by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of 2 years you may ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this matter.

Am I better off to instruct a Bush Hill Park conveyancing lawyer who is local to the property I am buying? I have an old university friend who can handle the legal formalities but her office is a couple of hundredmiles drive away.

The primary upside of using a local Bush Hill Park conveyancing firm is that you can drop in to execute documents, present your ID and apply pressure on them if necessary. They will also have local knowledge which is a bonus. However nothing is more important than finding someone that will pull out all the stops for you. If you know people who instructed your friend and the majority were impressed that should outweigh using an unfamiliar Bush Hill Park conveyancing lawyer solely due to them being Bush Hill Park based.

What happens where there is an issue with the searches carried out as part of my conveyancing in Bush Hill Park?

On the whole, almost all problems disclosed in Bush Hill Park conveyancing search results can be handled prior to completion or title insurance can be put in place. You should remember that even though you may be buying the property and might be willing to accept the search results, your mortgage lender may not, and ultimately they have the final say.