Forgive me if this question is silly but I am unseasoned as a first time buyer of a ground floor flat in Southall. Do I collect the keys to the property on completion from my lawyer? If so, I will instruct a High Street conveyancing solicitor in Southall?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the completion advance to the owner’s solicitors, and shortly after the monies have arrived, you should be called to pick up the keys from the Estate Agents and start moving into the property. This tends to happen between 1 and 3pm.

Is it correct that all Southall CQS (Conveyancing Quality Scheme) solicitors are on the Bank of Ireland conveyancing list of approved firms?

Some major lenders now use CQS as the kick off point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of conveyancing solicitors.

Our offer on a semi in Southall has been agreed to, but there is a chain. The sellers have offered on a flat, however it’s not yet tied up, and are looking at other apartments booked. I have instructed a high street conveyancing solicitor in Southall. What do I do now? When do I get the mortgage application with Leeds Building Society going?

It is usual to have concerns where there is a chain as you are unlikely to want to incur costs too early (home loan application is in the region of £1k, then survey, Southall conveyancing search costs, etc). The first thing to do is check that your conveyancing practitioner is on the Leeds Building Society conveyancing panel. Regarding the subsequent stages this very much depends on the uniqueness of your case, motivation for the property and on the state of the market. During a hot market some purchasers would apply for a home loan with Leeds Building Society and pay for the valuation and only if it was satisfactory would they ask their solicitor to press on with searches.

I need some quick conveyancing in Southall as I am faced with pressure to complete inside 4 weeks. Luckily I do not require a mortgage. Is it possible to escape the need for conveyancing searches to save fees and time?

As you are not taking a home loan you have the choice not to do searches although no solicitor would suggest that you don't. With plenty of history conveyancing in Southall the following are examples of what can show up and therefore impact market value: Enforcement Notices, Overdue Charges, Overdue Grants, Unadopted Roads,...

I am buying a new build house in Southall with a loan from Barclays Direct. The developers refused to move on the amount so I negotiated 6k of additionals instead. The property agent told me not inform my conveyancer about this side-deal as it would adversely affect my loan with Barclays Direct. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder 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.

My business partner and I are wishing to lease a unit on a shopping parade. Can you recommend lawyers offering no-sale-no fees for non-domestic conveyancing in Southall for under 1500k?

We can recommend firms who have an in-depth of experience of commercial conveyancing in Southall, including the disposal and purchase of businesses as well as simply premises. Whether you are looking to buy or sell a shop, pub, restaurant, office, retail premises or a whole business we will put you in touch with the right firm. Regarding the charges this will depend on the structure and heads of terms of the deal. Please provide us with your details or call us so that we can furnish you with comprehensive commercial conveyancing calculation.

What do I do if I am dissatisfied with the solicitor who undertook my conveyancing in Southall?

We live in an imperfect world, and is is a fact of life that occasionally things do go wrong. However there is recourse where you were dissatisfied with your conveyancing in Southall. This varies from trying to resolve matters directly with them, through to reporting a conveyancer to their regulator. If things still aren’t sorted out you may consider getting in touch with the Legal Ombudsman.