I am helping my aunt sell her property in West Drayton. Will the conveyancer arrange an energy performance certificate or should I organise this?

Following the demise of Home Packs, energy performance certificates was kept a compulsory component of selling a property. An energy assessment needs to be to hand in advance of the property being advertised. This is not as aspect of the sale process that law firms ordinarily organise. Where you are instructing a West Drayton conveyancing practitioner they may be willing to arrange energy performance certificates due to their relationships with long established local assessors

I am aiming to move property in July. Does my conveyancing solicitor call the removal company on the completion day. As an aside, can you suggest a removal company in West Drayton. Conveyancing lawyer was chosen prior to coming across this website.

On the afternoon of completion you can pick up the keys from the estate agent but this should only happen when the previous owners conveyancers confirm to the agent that they acknowledge receipt of the completion payment and the keys can be handed over. After that you can tell the removal company that you are ready to move in. We do not suggest a particular removal organisation but can assist you in choosing a residential property solicitor in West Drayton or a lawyer with expertise in conveyancing in West Drayton.

We are purchasing a terrace house in West Drayton. Our aim is to carry out a loft conversion at the house.Will the conveyancing process involve investigations to determine if these alterations are prohibited?

Your solicitor should review the registered title as conveyancing in West Drayton will on occasion reveal restrictions in the title documents which prevent categories of changes or necessitated the consent of another owner. Many extensions call for local authority planning permissions and approval in compliance with building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be sensible to check these things with a surveyor ahead of any purchase.

It has been five months since my purchase conveyancing in West Drayton took place. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I am purchasing a new build house in West Drayton with a mortgage from Platform Home Loans Ltd. The sellers refused to budge the amount so I negotiated 6k of additionals instead. The estate agent advised me not to tell my conveyancer about this side-deal as it will impact my loan with the bank. Should I keep quiet?.

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.

I've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a quick, no chain conveyancing. West Drayton is the location of the property. Can you offer any opinion?

Flying freeholds in West Drayton are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in West Drayton you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in West Drayton may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

Do you have any top tips for leasehold conveyancing in West Drayton from the perspective of saving time on the sale process?

• A significant proportion of the delay in leasehold conveyancing in West Drayton can be reduced where you instruct lawyers the minute your agents start marketing the property and ask them to collate the leasehold documentation which will be required by the purchasers’ conveyancers.
If you are supposed to have a share in the Management Company, you should ensure that you have the original share certificate. Organising a new share certificate is often a time consuming process and delays many a West Drayton home move. Where a duplicate share certificate is needed, do contact the company director and secretary or managing agents (where applicable) for this sooner rather than later. If you have carried out any alterations to the property would they have required Landlord’s approval? Have you, for example laid down wooden flooring? West Drayton leases often stipulate that internal structural changes or installing wooden flooring calls for a licence from the Landlord acquiescing to such changes. If you fail to have the paperwork in place you should not contact the landlord without checking with your solicitor first. A minority of West Drayton leases require Licence to Assign from the landlord. If this applies to your lease, it would be prudent to place the estate agents on notice to make sure that the purchasers obtain financial (bank) and professional references. Any bank reference will need to confirm that the buyers are able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their lawyers.

I have given up seeking a lease extension in West Drayton. Can this matter be resolved via the Leasehold Valuation Tribunal?

Most definitely. We are happy to put you in touch with a West Drayton conveyancing firm who can help.

An example of a Freehold Enfranchisement matter before the tribunal for a West Drayton property is 164 Nestles Avenue in October 2013. The tribunal agreed with the proposed price of £20,158 for the freehold and determined that that sum is the amount to be paid into court This case was in relation to 2 flats. The unexpired residue of the current lease was 69 years.