I do hope you can help me. My Acton lawyer is assuring me that he has toorder Acton conveyancing searches stemming from the fact thatthe firm are on the Santanderapproved lawyer panel. These Acton searches cost a lot of money can this be avoided?

You have limited options available to you. Given that you are taking out a loan with a lender your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the CML Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Acton conveyancing searches.

In what way does my ID and proof of funds have anything to do with my conveyancing in Acton? Is this really warranted?

Acton conveyancing solicitors and indeed property practitioners throughout the UK have a duty under Anti-terror and anti-money-laundering rules to verify the identity of any client in order to satisfy themselves that clients are who they say they are.

Conveyancing clients will need to produce two forms of certified ID; proof of identity (usually a Passport or Driving Licence) and proof of address (typically a Utility Bill less than 3 months old).

Evidence of source of funds is also required in compliance with the money laundering regulations as solicitors are mandated to check that the money you are utilising to buy a property (whether it be the deposit for exchange or the full purchase amount where you are a cash purchaser) has originated from legitimate source (such as an inheritance) as opposed to the product of criminal behaviour.

I am selling my flat in Acton. Does the property lawyer have to be on the Nottingham conveyancing panel in order to deal with redeeming my mortgage?

Ordinarily, even if your lawyer is not on the Nottingham conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently in recent years.

How does conveyancing in Acton differ for newly converted properties?

Most buyers of new build premises in Acton come to us having been asked by the builder to exchange contracts and commit to the purchase even before the residence is built. This is because house builders in Acton usually acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Acton or who has acted in the same development.

I am looking for a flat up to £245,000 and found one near me in Acton I like with open areas and transport links in the vicinity, the downside is that it's only got 49 remaining years left on the lease. There is not much else in Acton in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?

If you require a mortgage that many years may be an issue. Discount the price by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the property for at least 2 years you can request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should consult your conveyancing solicitor regarding this matter.