As I am unsure how the conveyancing process works what is the most important number one tip you can give me regarding purchase conveyancing in North Sheen?

You may not hear this from too many lawyers but conveyancing in North Sheen and elsewhere in England and Wales is an adversarial experience. Put another way, when it comes to conveyancing there exists lots of opportunity for conflict between you and other parties involved in the home moving process. E.g., the seller, estate agent and sometimes the mortgage company. Selecting a solicitor for your conveyancing in North Sheen should not be taken lightly as your conveyancer is your adviser, and is the SOLE party in the transaction whose role it is to look after your best interests and to keep you safe.

On occasion a third party with a vested interest may attempt to convince you that it is in your interests to do things their way. For instance, the selling agent may claim to be assisting by claiming that your conveyancer is slow. Or your mortgage broker may advise you to do take action that is against your lawyers advice. You should always trust your lawyer above all other parties in the conveyancing process.

Can I be sure that the North Sheen conveyancing solicitor on the Skipton panel is any good?

When it comes to conveyancing in North Sheen obtaining recommendations is a sensible 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 advise that you speak with the lawyer handling your conveyancing.

I have paid off my mortgage with Principality. I assume I don't need a North Sheen solicitor on the Principality panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Principality mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Principality mortgage from the register. Principality, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Principality has sent the Land Registry the discharge electronically, and
3. Principality has instructed the Land Registry to do so

HSBC have agreed my mortgage in principle, my bid on a flat in North Sheen has been agreed to, what are the next steps?

The property agent will need to be informed of your solicitor's details (ensure that the solicitors are on the bank’s approved list). Telephone HSBC or your financial adviser and finalise any outstanding forms. HSBC will sellect a valuer who will get in touch with the selling agent or owners to schedule an appointment. Once carried out (assuming no problems) it takes on average a week to get a mortgage offer. HSBC will send the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in North Sheen.

Should my solicitor be making enquiries about flooding as part of the conveyancing in North Sheen.

Flooding is a growing risk for conveyancers dealing with homes in North Sheen. There are those who purchase a house in North Sheen, completely expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Lawyers are not qualified to impart advice on flood risk, however there are a various checks that may be undertaken by the purchaser or by their lawyers which will give them a better appreciation of the risks in North Sheen. The conventional set of property information forms supplied to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) includes a standard inquiry of the owner to determine whether the property has ever been flooded. In the event that flooding has previously occurred and is not disclosed by the seller, then a buyer could bring a legal claim for losses resulting from an inaccurate reply. A buyer’s solicitors should also order an enviro report. This will indicate if there is any known flood risk. If so, further inquiries should be carried out.

I am purchasing a new build house in North Sheen with a loan from Bank of Scotland. The builders refused to reduce the amount so I negotiated 6k of fixtures and fittings instead. The property agent told me not inform my conveyancer about this side-deal as it would jeopardize my loan with the lender. 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.

I am are looking to find a quality conveyancing lawyer in North Sheen to assist me in selling my place. I really don't want to get ripped off and there are so many North Sheen conveyancing practices out there...how do I know which one is best to select?

The first thing to do when looking for a North Sheen lawyer is take references from family or trusted professionals. You are likely to know someone who has used a conveyancing solicitor previously. Do make the most of our comparison tool for North Sheen conveyancing quotes