Is the fact that my solicitor in Ruislip Manor is not on my bank's solicitor panel that there is a problem with the standard of her conveyancing?

It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Ruislip Manor conveyancing firm and ask them why they are no longer on the approved list for your bank.

As someone unfamiliar with the Ruislip Manor conveyancing process what’s your top tip you can impart concerning the legal transfer of property in Ruislip Manor

You may not hear this from too many lawyers but conveyancing in Ruislip Manor or throughout West London is an adversarial experience. Put another way, when it comes to conveyancing there exists an abundance of opportunity for conflict between you and other parties involved in the transaction. For example, the seller, property agent and sometimes a mortgage company. Appointing a law firm for your conveyancing in Ruislip Manor should not be taken lightly as your conveyancer is your adviser, and is the ONLY party in the legal process whose responsibility is to act in your best interests and to keep you safe.

On occasion a third party with a vested interest will attempt to sway you that you should follow their advice. As an example, the property agent may claim to be helping by suggesting your solicitor is slow. Or your mortgage broker may advise you to do take action that is against your conveyancers advice. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Ruislip Manor. Conveyancing is daunting 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 legal work.

Set out below is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Ruislip Manor

If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? There must be mutual enforceability of lessee’s covenants. Forfeiture - bankruptcy or liquidation must not apply under this provision.

I need to appoint a conveyancing solicitor for leasehold conveyancing in Ruislip Manor. I've discover a web site which appears to be the perfect offering If it is possible to get all formalities completed via email that would be ideal. Do I need to be concerned? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

Our sealed bid on semi in Ruislip Manor was agreed to, the seller does however have a connected purchase. The owners have submitted an offer on a property, although it’s not been accepted yet, and has viewings of other flats in the pipeline. I have chosen a nearby conveyancing lawyer in Ruislip Manor. What do I do now? At what stage do I apply for the mortgage with HSBC?

It is standard to have anxieties where there is a chain given your reluctance to be too out of pocket too early (mortgage application is in the region of £1k, then valuation, Ruislip Manor conveyancing search costs, etc). The first course of action is to check that your conveyancing practitioner is on the HSBC conveyancing panel. Concerning the next stages this very much dictated by the specifics of your case, desire for the property and on the state of the market. During a buoyant market some buyers would apply for a home loan with HSBC and pay for the survey and only if it comes back ok would they request their property lawyer to press on with the conveyancing in Ruislip Manor.