I selected a Westminster based lawyer for my conveyancing in Westminster last week. Looking through the official terms of business it is apparent thatwe are on the hook for costs even if the dealdoes not proceed. Would I be best advised to use an on-line firm offering no move no charge conveyancing in Westminster?

Generally there is a compromise along the lines that if "No Completion No Fee" is offered then the conveyancing charges will generally be higher to counteract those transactions that abort. Also remember that such deals generally do not protect you from expenditure for instance Westminster conveyancing search expenses.

we are a couple who are buying a newbuild apartment in Westminster with a homeloan from Chelsea Building Society.We like our Westminster conveyancing practitioner but Chelsea Building Society says his firm is not listed on their "panel". It seems we are left with little choice but to instruct a Chelsea Building Society panel solicitor or retain our high street solicitor and pay for one of their panel ones to represent them. We feel as though this is unjust; Can we not simply insist that Chelsea Building Society use our lawyer?

Unfortunately,no. The loan issued to you is subject to its terms and conditions, a common one being that lawyers will be on the Chelsea Building Society solicitor panel. Until recently, most mortgage companies had large numbers of law firms on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Chelsea Building Society

Do commercial conveyancing searches reveal impending roadworks that could impact a commercial premises in Westminster?

Many commercial conveyancing solicitors in Westminster will conduct a SiteSolutions Highways report as it reduces the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Westminster. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Westminster.

For each commercial conveyancing transaction in Westminster it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may cause delays to Westminster commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not conducted for domestic conveyancing in Westminster.

I have been on the look out for a flat up to £235,500 and identified one round the corner in Westminster I like with a park and station in the vicinity, the downside is that it's only got 49 years on the lease. I can't really find anything else in Westminster in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?

If you need a mortgage the remaining unexpired lease term will be an issue. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the premises for a minimum of twenty four months you could request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing lawyer about this matter.

When it comes to my conveyancing in Westminster should I be paying VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee

(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Westminster conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the solicitor's time in submitting the funds this way.