I was advised recently by my mortgage broker that my Uxbridge lawyer is not on the lender Conveyancing panel. How can I be sure that this is correct?

The sensible course of action for you to take is to contact your Uxbridge conveyancer. You lawyer should inform you of the situation. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your bank.

We are buying a brand new apartment in Uxbridge and my solicitor is advising me that she has to the bank to reveal incentives from the builder. I am under pressure to exchange and I have no desire to delay deal. is my lawyer playing by the book?

You should not exchange unless you have been advised to do so by your conveyancer. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook specifications. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

What is the difference between a licensed conveyancer and conveyancing solicitor in Uxbridge

Two types of professional can perform conveyancing in Uxbridge namely CLC regulated conveyancers or solicitors. The two can administer the legal services that required to complete the sale or purchase of property. Both are duty bound to perform Uxbridge conveyancing to the same standards and guidelines so you can be sure that your conveyancing will be professionally administered and that all requirements and procedures should be correctly adhered to.

is it true that all Uxbridge solicitor firms on the Clydesdale conveyancing panel are regulated by the SRA?

As solicitors, in order to be on the Clydesdale conveyancing panel they would need to be overseen by the SRA. The majority of banks do list licenced conveyancers on their panel and in that case the practice would be regulated by the Council of Licensed Conveyancers.

The formalities of my purchase has taken place for my property in Uxbridge. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?

All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

I have been told that property searches are the number one cause of delay in Uxbridge conveyancing transactions. Is this right?

The Council of Property Search Organisations (CoPSO) published determinations of research by MoveWithUs that conveyancing searches do not figure within the top 10 causes of delays in the conveyancing process. Searches are not likely to feature in any holding up conveyancing in Uxbridge.

The estate agent has sent us the confirmation of our purchase of a new build flat in Uxbridge. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Uxbridge

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 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.