Me and my wife are purchasing our first house. The conveyancing practitioner has e-mailedto ask if we wish to order additional conveyancing searches. Unfortunately we in the dark as to what's recommended for conveyancing in West Hampstead

The range of West Hampstead conveyancing searches depends entirely on the property, the location, the possibility of any of these risks, your familiarity of the locality and risks, your general approach to risk. What is important is that you adequately understand what information each search could supply. Then you can make a decision if you consider that you need that search. Should you be uncertain, ask your lawyer to explain.

I am the single beneficiary of my late father’s estate with all property in now in my sole name, including the my former home in West Hampstead. The West Hampstead property was put into my name in March. I plan to dispose of the house. I do know about the CML six month 'rule', which means that my proprietorship will be considered the same way as if I'd bought the property in March. Is the property unsalable for six months?

The Council of Mortgage Lenders’ handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be caught by that. many lenders would take a practical view as this obligation is chiefly there to pick up on the purchase and immediately sell or the quick reselling of properties.

We expect to receive a DIP from Virgin Money this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Virgin Money recommend any West Hampstead solicitors on the Virgin Money conveyancing panel, or is it better to find our own lawyer?

You will need to appoint West Hampstead solicitors independently although you'll need to choose one on the Virgin Money conveyancing panel. The solicitor represents both you and Virgin Money through the process.

I have instructed a West Hampstead property lawyer having made sure that they are on the Kent Reliance conveyancing panel. Does my lawyer arrange the survey of the property?

Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own West Hampstead surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

Have completed on a a terraced house in West Hampstead , how long will it take for the Land Registry to register my ownership? My West Hampstead conveyancing solicitor works at snail pace, so I want to be sure the post completion formalities are concluded.

There is nothing unique about conveyancing in West Hampstead registration formalities. As opposed to being determined by geographic area, timescales can adjust according to the party submitting the application, whether it is in order and if the Land registry have to notify any 3rd persons or bodies. As of today in the region of 80% of submission are completed in less than three weeks but occasionally there can be protracted delays. Historically registration is effected after the purchaser has moved in to the property thus 'speed' is not usually an essential issue yet if it is urgent that the the registration takes place urgently then you or your conveyancer can speak with the land registry and explain the circumstances.

I am looking for a ground for flat up to £195,000 and found one close by in West Hampstead I like with open areas and transport links nearby, however it only has 49 remaining years left on the lease. I can't really find anything else in West Hampstead for this price, so just wondered if I would be making a grave error acquiring a short lease?

If you need a home loan the shortness of the lease will be problematic. Reduce the price by the expected lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of twenty four months you could ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this.

I am a sole trader intending to take over a lease of a shop on a shopping parade. Can you recommend solicitors offering no-sale-no costs for commercial conveyancing in West Hampstead for under 1500k?

We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in West Hampstead, including the disposal and purchase of businesses as well as simply property. If you are hoping to purchase or dispose of a shop, pub, restaurant, office, retail premises or a whole business we can put you in touch with the right firm. As for the fees these will vary based on the structure and terms of the deal. Let us have your details or phone us so that we may supply you with a fixed commercial conveyancing quote.