IfI was to purchase a simple residential homein Park Royal for cash and have no survey and no local authority searches how much could I expect to to save on my conveyancing in Park Royal?

Any savings you would achieve would be limited to the costs for searches. The conveyancing practitioner still be obliged to do everything else - money laundering, communicating with your vendors conveyancing practitioner, SDLT submission, register the property etc. A slight saving might be made by not needing to register a mortgage however it won't be a lot.

I just bought a house at auction in Park Royal. Conveyancing is needed. What are my next steps?

Given that you are now for all intents and purposes signed on the dotted line you now have to choose a conveyancing solicitor quickly as you will have a fast approaching a fixed date to complete the transaction. An auction property will ordinarily have a bespoke auction pack. This will include the copy title deeds, local authority and drainage searches. If you have purchased leasehold property the conveyancing papers should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork specific to leasehold premises. You should hand this to your appointed conveyancing solicitor at the earliest opportunity. Do make sure that you have funds in order to complete the transaction on the set completion date.

We are getting a further advance on our mortgage from Bank of Ireland as we wish to conduct improvements to our property in Park Royal. Do we need to choose a bricks and mortar Park Royal solicitor on the Bank of Ireland conveyancing panel to handle the legals?

Bank of Ireland would not normally appoint a member of their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Bank of Ireland conveyancing panel.

My partner and I are at the point of looking at flats in Park Royal and I am now considering a potential offer. Is it too early to have a solicitor in place? I am planning to take a mortgage with Santander.

It would be prudent to instigate your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the estate agent. As you are taking out a mortgage with Santander, ask your prospective lawyers if they are on the Santander conveyancing panel otherwise they can't do the mortgage legal work.

It has been 4 months since my purchase conveyancing in Park Royal completed. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £170,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I am buying my first flat in Park Royal with a mortgage from TSB. The developers would not move on the price so I negotiated 6k of fixtures and fittings instead. The house builders rep suggested that I not inform my solicitor about this side-deal as it will affect my mortgage 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.

We are in the process of buying a house in Park Royal. Could our solicitor have the amount we are are buying for confidential from the likes of Nestoria. what can I do to make sure this is not noted?

HMLR are legally obliged to reveal price sold data on a register of the title for domestic properties countrywide including premises in Park Royal. The register of title is an open document, so the Land Registry would be breaching their statutory duty excluded specific homes such as the property in Park Royal.

In essence you can make a request of HM Land Registry to hide the amount paid data yet the answer would be a No.