My solicitor has discovered a a legal deficiency with the lease for the property we are buying in West Acton. The seller’s lawyers have offered defective title insurance as a workaround. We are happy with insurance and will cover the costs. Our property lawyer has advised that he must ensure that the bank is happy with this solution. Are we the client or is the bank?

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

Do I need to take out insurance to protect me from financial exposure to chancel repairs when acquiring a residence in West Acton?

Unless a previous acquisition of the premises completed post 12 October 2013 you may assume that conveyancing practitioners carrying out conveyancing in West Acton to continue to suggest a chancel search and or insurance against a claim.

Just acquired a semi-detached house in West Acton , how long should it take for the Land Registry to register my proprietorship? My West Acton conveyancing solicitor has been very slow, so I want to be certain that my ownership is recorded.

As far as conveyancing in West Acton registration is no faster or slower than the rest of the country. Rather than based on location, timescales can differ subject to who lodges the application, whether it is in order and whether the Land registry must send notices to any interested parties. As of today roughly three quarters of submission are fully addressed within two weeks but some can be subject to longer delays. Historically registration occurs after the new owner has moved in to the property thus registration formalities is not always primary concern but if it is urgent that the the registration takes place urgently then you or your lawyers must communicate with the Registry to express the reasoning for the application to be prioritised.

The estate agent has sent us the confirmation of our purchase of a new build flat in West Acton. 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.

Here are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in West Acton

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. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. There must be mutual enforceability of lessee’s covenants. Please supply a car parking plan. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.

My step-father completed his conveyancing in West Acton ten years ago. He has since got wed, divorced and in recent months got married again. He now intends to dispose of the West Acton property. I believe he will just be asked to provide a copy of his marriage certificates to the conveyancing practitioner however he is worried it could hold up the conveyancing. Should he appoint a property lawyer to update the land title details for the house?

You are not required to bring up to date the title for the property providing you have the proof required to show how the name change resulted.

Any purchaser’s conveyancer will review the registered entries and require evidence to establish the change of name for example marriage documentation.