The vendors of the house we are purchasing hired a conveyancing firm in Brentford who has suggested a preliminary agreement with a payment of 5k. Are such agreements sensible?

There are two primary concerns with executing a lock out agreement (also termed an exclusivity agreement) is that it can distract from progressing with the conveyancing transaction itself, so in the absence of it needing limited or no negotiation then it may transpire to be unhelpful. It is not strongly advocated by Brentford conveyancing lawyers for this reason. The other main concern is the extent of the remedies available - a jilted buyer is not likely to win injunctive relief to stop the owner disposing of the property to an alternative purchaser, so the only remedy available under the contract will be the reimbursement of abortive charges and, in rare circumstances, the additional payment of penalties.

Completion of my purchase has taken place for my property in Brentford. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?

All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

After weeks of negotiation I have agreed a price on an apartment in Brentford. My mortgage broker suggested a conveyancing practitioner. I paid an advanced payment of £225. Shortly after, the lawyer contacted me to say that they were not on the Aldermore conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Aldermore panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Yorkshire BS have agreed my mortgage in principle, my offer on a house in Brentford has been accepted, what are the next steps?

Your property agent will wish to be advised as to your conveyancing practitioner's details (ensure that the solicitors are on the lender’s panel). Contact Yorkshire BS or your broker and finish off any outstanding paperwork. Yorkshire BS will appoint a valuer who will get in touch with the estate agent or owners to book an appointment. Once carried out (assuming no problems) it takes on average ten days to receive the mortgage offer. Yorkshire BS will issue the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Brentford.

Do commercial conveyancing searches disclose planned roadworks that could affect a commercial property in Brentford?

Many commercial conveyancing solicitors in Brentford will perform a SiteSolutions Highways report as it reduces the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in Brentford. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Brentford.

For every commercial conveyancing transaction in Brentford it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately may cause delays to Brentford commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not ordered for residential conveyancing in Brentford.

My partner has suggested that I instruct his lawyers for conveyancing in Brentford. Should I use them?

There are no two ways about it the ideal way to find a conveyancing solicitor is to seek feedback from friends or relatives who have experience in using the conveyancer that you are are thinking of instructing.

What is the reason for new build conveyancing in Brentford being more expensive?

Purchasing a new build home is significantly distinct from the standard house buying conveyancing in Brentford. Firstly developers normally need contracts to exchange very quickly, the result being a lot of pressure on your property lawyer to ensure all is in order. In addition new build conveyancing frequently involve examination of adoption of highways, drains, planning considerations, building warranties or architects certificates. Bank requirements are also more detailed. Given the complex nature of the process for these types of properties, the conveyancing new build fees are higher than normal.