We are buying a 3 bedroom flat in Yeading with a mortgage. We like our Yeading conveyancer, but the lender says she’s not on their "panel". It appears that we have no option but to appoint one of the bank panel conveyancing practices or continue with our Yeading as well as pay for one of their panel firms to act for them. We consider that this is unjust; is there anything we can do?

No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose 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. A further alternative is for your Yeading conveyancing lawyer to apply to be on the conveyancing panel.

We are getting closer to an exchange on a flat in Yeading and my mum and dad have sent the 10% deposit to my . I am now advised that as the deposit has been received from someone other than me my needs to make a notification to my bank. Apparently, in also acting for the mortgage company he must advise them that the balance of the purchase price is coming from anyone other than me. I disclosed to the bank about my parents' contribution when I applied for the home loan, so is it really necessary for this now to delay the deal?

Your is legally required to check with lender to make sure that they understand that the balance of the purchase price is not from your own funds. Your solicitor can only notify this to your mortgage company if you agree, failing which, your lawyer must cease to continue acting.

I require fast conveyancing in Yeading as I am under an ultimatum to complete inside one month. A mortgage is not required. Is it possible to escape the need for conveyancing searches to save money and time?

As you are not getting a mortgage you are at free not to do searches although no lawyer would suggest that you don't. Drawing on our experience of conveyancing in Yeading the following are examples of what can be revealed and adversely impact the marketability of the property: Enforcement Actions, Overdue Charges, Outstanding Grants, Road Schemes,...

I opted to have a survey done on a house in Yeading ahead of appointing lawyers. I have been informed that there is a flying freehold aspect to the house. My surveyor has said that some banks will not grant a loan on a flying freehold property.

It varies from the lender to lender. HSBC has different instructions for example to Nationwide. Should you wish to call us we can look into this further with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Yeading. Conveyancing may be slightly more expensive based on your lender's requirements.

I am hoping to put an offer on a small detached house that seems to be perfect, at a great price which is making it all the more appealing. I have just discovered that the title is leasehold rather than freehold. I am assuming that there are particular concerns purchasing a house with a leasehold title in Yeading. Conveyancing solicitors have not yet been instructed. Will they explain the issues?

The majority of houses in Yeading are freehold and not leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. We note that you are buying in Yeading so you should seriously consider shopping around for a Yeading conveyancing solicitor and be sure that they have experience in transacting on leasehold houses. First you will need to check the number of years remaining. Being a leaseholder you will not be at liberty to do whatever you want to the property. The lease comes with conditions such as obtaining the landlord’spermission to conduct alterations. It may be necessary to pay a contribution towards the maintenance of the estate where the property is part of an estate. Your solicitor will advise you fully on all the issues.

Yeading Conveyancing for Leasehold Flats - A selection of Queries Prior to buying

The prefered form of lease arrangement is a share of the freehold. In this situation the leaseholders enjoy being in charge if their destiny and notwithstanding that a managing agent is often retained where the building is bigger than a house conversion, the managing agent retained by the leaseholders. How much is the ground rent and service charge? How long is the Lease?