My solicitor has discovered a defect with the lease for the flat we are buying in Old Oak Common. The other side have suggested title insurance as a solution. We are content with insurance and will cover the costs. Our lawyer has advised that he must ensure that the lender is content with this solution. Who is the client here, us or the mortgage company ?

Notwithstanding that you have a mortgage offer from the mortgage company does not mean to say that the property will meet their provisions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook provisions. You and the mortgage company are the client. The appropriate lender conditions have to be complied with.

The Old Oak Common conveyancing lawyers that I recently instructed on my purchase in Old Oak Common have without warning shut down. They were on acting for me because I had to have a firm on the UBS conveyancing panel and my family Old Oak Common lawyer was not. I paid them money on account. What should be my next steps?

Assuming that you have an Estate Agent in the equation then let them know immediately so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the UBS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to help.

I am helping my niece sell her flat in Old Oak Common. Will the solicitor order the energy performance certificate or do I organise this?

After the abolition of Home Packs, energy assessments was maintained a compulsory component of moving property. An energy assessment should be to hand before the property is placed on the market. This is not as aspect of the sale process that conveyancers normally arrange. Where you are instructing a Old Oak Common conveyancing lawyer they might be willing to arrange energy performance certificates given their relationships with long established Old Oak Common providers

I have today made my last payment due on my mortgage with RBS. I assume I don't need a Old Oak Common conveyancer on the RBS panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your RBS 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 RBS mortgage from the register. RBS, 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 RBS has sent the Land Registry the discharge electronically, and
3. RBS has instructed the Land Registry to do so

I recently had an offer agreed on an apartment in Old Oak Common. My mortgage broker suggested a conveyancer. I paid an upfront payment of £175. Not long after, the conveyancing practitioner contacted me to say that they were not on the Leeds Building Society 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 Leeds Building Society 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 am buying a new build apartment in Old Oak Common. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Old Oak Common

Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please confirm the Lease plans are surveyor prepared. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

Is there anything unique about your site and alternative web based conveyancing solicitors when it comes to conveyancing in Old Oak Common?

At this site get a fixed fee costs illustration from a Solicitor or Licensed Conveyancer that understands the nuances for your conveyancing in Old Oak Common. As opposed to estate agents and many comparison sites we do not charge firms a fee if you appoint them for your conveyancing in Old Oak Common