I can't travel far from East Acton. I would like to know the reason why all East Acton conveyancers are not on all bank panels?

Mortgage companies point to the fact that solicitor-led fraud is thought to be responsible for millions of pounds of fraud every year.The removal of law firms from lender panels started with the rise in mortgage fraud, which prompted a thematic review by the FSA in 2011. Its outcome included recommendations for mortgage companies to review their conveyancing panels, which triggered a major policy change in the sector. This led to banks and building societies removing less reputable firms from their panel of approved lawyers .

We are purchasing a house and require a conveyancing solicitor in East Acton who is on the Leeds Building Society conveyancing panel. Could you point me in the right direction as regards a solicitor?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Leeds Building Society . We don't recommend any particular firms conducting conveyancing in East Acton.

This question may be naive but I am unexperienced as FTB of a garden flat in East Acton. Do I collect the keys to the property on the completion date from my solicitor? If so, I will use a High Street conveyancing solicitor in East Acton?

On the day of completion you will not be required to go to the conveyancers office in East Acton. Conveyancing lawyers for you will transfer the purchase money to the seller's lawyers, and shortly after the monies have arrived, you will be invited to collect the keys from the Estate Agents and move into your new home. This tends to happen between 1 and 3pm.

Can I be sure that the East Acton conveyancing solicitor on the Leeds Building Society panel is any good?

When it comes to conveyancing in East Acton obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the solicitor carrying out your conveyancing.

I can not fathom if my bank requires a lease extension. I have called my East Acton building society branch on numerous occasions and was advised it wasn't a problem and they will lend. My East Acton conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?

The conveyancing practitioner has to comply with the Council of Mortgage Lenders’ Handbook Part 2 provisions for your lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.

Over the last few months I have been searching for a ground for flat up to £245,000 and found one near me in East Acton I like with open areas and station in the vicinity, the downside is that it only has 52 years on the lease. There is not much else in East Acton suitable, so just wondered if I would be making a mistake buying a lease with such few years left?

If you need a mortgage that many years will be an issue. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the property for at least twenty four months you could request that they 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 solicitor regarding this matter.

The solicitors handling our conveyancing in East Acton has forwarded documents to review that indicate that the land is unregistered with epitome documents. Why is the property not registred at the Land Registry?

Although most properties in East Acton are now registered with HMLR there are still some that remain unregistered. Any property in East Acton that has been purchased since the late 1980’s will have been registered at the HM Land Registry under the compulsory ‘first registration’ scheme. However, if a East Acton property has not changed hands in that time then it’s likely the old fashioned title deeds will be the only evidence of ownership.Plenty of East Acton conveyancing solicitors will be capable of dealing with such matters but in the event that uncertainty reigns the prevailing advice presently is for the current owners to address the registration formalities first and thereafter sell - this no doubt cause a prolonged transaction.