As I am unsure how the conveyancing process works what is the most important piece of guidance you can give me regarding purchase conveyancing in Edgware?

You may not hear this from too many lawyers but conveyancing in Edgware or throughout England and Wales is an adversarial experience. Put another way, when it comes to conveyancing there is lots of room for friction between you and others involved in the legal transfer of property. E.g., the vendor, selling agent and sometimes the bank. Choosing a solicitor for your conveyancing in Edgware is a critical decision as your conveyancer is your adviser, and is the ONLY person in the process whose responsibility is to act in your legal interests and to protect you.

We are witnessing a definite ongoing adversarial element to conveyancing- someone must be at fault for the process being so protracted. You your first instinct should be to trust your lawyer ahead of all other players in the conveyancing process.

Me and my brother own a 4 bedroom Georgian house in Edgware. Conveyancing practitioner acted for me and Barnsley Building Society. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, another for leasehold under the exact same address. I'd like to know for sure, how can I find out??

You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Edgware and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the position with your conveyancing solicitor who conducted the conveyancing.

I am purchasing a new build house in Edgware with the aid of help to buy. The sellers refused to move on the price so I negotiated £7000 of additionals instead. The house builders rep suggested that I not to tell my lawyer about this side-deal as it will impact my mortgage with HSBC Bank. Do I keep my lawyer in the dark?.

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.

How difficult is it to change solicitor as I have to retain one who is on the Santander conveyancing panel. I instructed a family conveyancing solicitor in Edgware round the corner but he is not accepted by Santander

It would be our pleasure to assist you select a conveyancing solicitor in Edgware on the Santander panel. Please note that the law firms that we list do not pay us commission if you instruct them and are authorised and regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Edgware. Using search facility on this website, you can contrast charges for conveyancing solicitors in Edgware and beyond.

Whilst your website is a good idea there are many lawyers listed near Edgware being on the bank conveyancing panel. Can you recommend a specific firm on the bank approved panel?

We are not in the business of recommending one firm above another as the right Edgware conveyancing solicitor for you depends on where your priorities lie. For example you may require a local firm with Edgware knowledge or you might be looking for the low cost conveyancing. We recommend that you speak to 3 or 4 lawyers listed before you make your choice..