I am buying a property for cash in Aldwych. I have resided for the last dozen years in Aldwych. Conveyancing searches are expensive. As I know the road and vicinity intimately must I have all the conveyancing searches?

In the absence of a home loan, then almost all of the Aldwych conveyancing searches are non-obligatory. Your lawyer will ’encourage you, no-doubt strongly, that you should have searches completed, but she has a professional duty to take that path of advice. Do consider; if you are going to sell the house one day, it could be of interest to your future purchaser what the searches contain. There are plenty of instances where properties with no practical issues can still reveal unfavourable search results. A good conveyancing solicitor in Aldwych should be able to give you some practical advice in this regard.

We're in Aldwych, First timers purchasing with a mortgage (lender is , and our solicitor is on the conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

We are buying a 3 bedroom semi in Aldwych. We would like to carry out a loft conversion at the property.Will legal work on the property involve investigations to see if these works are allowed?

Your solicitor should check the registered title as conveyancing in Aldwych can sometimes reveal restrictions in the title deeds which prevent certain works or require the permission of another owner. Some works require local authority planning consent and approval in accordance building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these issues with a surveyor ahead of any purchase.

Are all Aldwych Conveyancing Quality Solicitors on the conveyancing panel?

A selection of banks and building societies now use the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of conveyancing solicitors.

I am selling my flat. I had a double glazing fitted in August 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, are being difficult. The Aldwych solicitor who is on the conveyancing panel is recommending indemnity insurance as a solution but are insisting on a building regulation certificate. Why do have a conveyancing panel if they don't accept advice from them?

It is probably the case that have referred the matter to their valuer. The reason why may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I have been told that property searches are the number one reason for delay in Aldwych house deals. Is that correct?

The Council of Property Search Organisations (CoPSO) has noted the determinations of a review by MoveWithUs that conveyancing searches do not figure within the most frequent causes of delays during the legal transfer of property. Local searches are not likely to feature in any delay in conveyancing in Aldwych.

Aldwych Conveyancing for Leasehold Flats - Sample of Questions you should ask before Purchasing

Are any of leasehold owners in dispute over their service charge payments? It would be wise to enquire if there is anything that is prohibited in the lease. For instance it is fairly common in Aldwych leases that pets are not allowed in certain buildings in Aldwych. If you like the apartmentin Aldwych however your dog can’t make the move with you then you will be presented with a hard decision. How long is the Lease?