Do the conveyancing solicitors to be found on your site handle auction conveyancing in East Acton?

There are a few niche lawyers we can put you in touch with those who can conduct auction conveyancing. East Acton is one of the many locations in which our lawyers are based.

Do I find a Licenced Conveyancer or Solicitor for conveyancing in East Acton?

There are many registered licenced Conveyancers in East Acton and Solicitor practices in East Acton who provide Conveyancing services We would stress that the two are supervised by regulatory bodies with both specialising in the legal work in transferring property. They may both also handle other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

My bid for a property was accepted at auction in East Acton. Conveyancing is necessary. What are my next steps?

Given that you have now exchanged you must find a conveyancing solicitor quickly as you will have a tight a drop dead date to complete the transaction. An auction property should have a bespoke auction set of papers. This will likely include the copy title deeds, local authority and drainage searches. If you have purchased leasehold property the conveyancing papers may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation pertinent to a leasehold property. You should hand this to your appointed conveyancing solicitor ASAP. You also need to ensure that you have funds in place to complete the transaction on the set completion date.

After months of negotiation I have agreed a price on an apartment in East Acton. My mortgage broker suggested a property lawyer. I paid an advanced payment of £175. A few days later, the conveyancer called me sheepishly admitting that they were not on the Barclays conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Barclays panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I require expedited conveyancing in East Acton as I am under a deadline to exchange contracts in less than 2 weeks. A mortgage is not required. Can I escape the need for conveyancing searches to save fees and time?

As you are not obtaining a mortgage you are at liberty not to have searches conducted although no lawyer would suggest that you don't. Drawing on our experience of conveyancing in East Acton the following are instances of issues that can be revealed and adversely affect market value: Refused Planning Applications, Outstanding Fees, Outstanding Grants, Railway Schemes,...

Are there restrictive covenants that are commonly identified during conveyancing in East Acton?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in East Acton. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I'm buying my first flat in East Acton with a loan from Santander. The sellers would not budge the amount so I negotiated 6k of fixtures and fittings instead. The estate agent suggested that I not disclose to my conveyancer about this side-deal as it may adversely affect my mortgage with Santander. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.