I am approaching an exchange on a property in North Acton and my parents have transferred the 10% deposit to my solicitor. I am now informed that as the deposit has been received from someone other than me my lawyer needs to make a notification to my mortgage company. Apparently, in also acting for the mortgage company he must inform them that the balance of the purchase price is not just from me. I informed the lender concerning my parents' contribution when I applied for the mortgage, so is it really appropriate for this now to delay the deal?

The property lawyer is duty bound to check with the bank to ensure that they are aware that the balance of the purchase price is not from your own resources. Your solicitor can only report this to your lender if you agree, failing which, your lawyer must cease to continue acting.

My uncle passed away 10 months ago and as sole heir and executor I was left the property in North Acton. The house had a relatively small loan left on it of around £4500. I want to transfer the title deeds into my name whilst I re-mortgage to Virgin Money, pay off the mortgage. Is this allowed?

If you intend to refinance then Virgin Money will require that you use a conveyancer on the Virgin Money conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Virgin Money conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Virgin Money mortgage is registered as a charge at the Land Registry.

I am helping my niece sell her flat in North Acton. Does the solicitor arrange an energy performance certificate or it is for me to see to?

After the abolition of HIPs, energy performance certificates was kept a mandatory part of selling a house. An energy assessment must be to hand in advance of the property being placed on the market. This is not as aspect of the sale process that solicitors normally arrange. If you are instructing a North Acton conveyancing practitioner they may be able to arrange energy assessments given their relationships with reputable North Acton providers

I am the only beneficiary of my late mum's estate with all property in now in my sole name, including the my former home in North Acton. Conveyancing formalities meant that the Land Registry date was in June. I plan to dispose of the house. I do know about the Mortgage Lenders six month 'rule', meaning my property ownership could be regarded the same way as though I had purchased the house in June. Is the property unsalable for six months?

The CML handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be affected by that. How practical a view lenders take of it, depend on the lender as this provision primarily exists to capture the purchase and immediately sell or the quick reselling of properties.

I am due to exchange contracts on my flat. I had a double glazing fitted in March 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Co-operative are being a right pain. The North Acton solicitor who is on the Co-operative conveyancing panel is recommending indemnity insurance as a solution but Co-operative are insisting on a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?

It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative 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.

I have been recommended by a few selling agents in North Acton to locate a property lawyer on your site. What’s the financial advantage for Estate Agents to market your services over another?

We don’t offer any referral fee for directing people our way. We thought it would be too underhand to pay a commission as home movers will think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.

We are soon to exchange on the purchase a house in North Acton but as a result of damage from the recent storms I have agreed recompense from the vendor of £3k in the form of a reduction in the price. I had intended this to be addressed as part of the conveyancing process however the mortgage company will not agree to this. Should they have been approached?

Your lawyer that is on the bank conveyancing panel is duty bound to advise the mortgage company of any changes to the sale price. If you prohibit your conveyancer to report the price change to your bank then they would have to refrain from acting for you and the lender.