Please help. My East Acton conveyancer is advising me that he has toorder East Acton conveyancing searches asthe firm are on the Nat Westapproved lawyer panel. Do I not have any options here?

Unfortunately both you and your lawyer have little choice here. As you are taking a mortgage with a bank your conveyancing practitioner 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 lender’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out East Acton conveyancing searches.

My bid for a property was accepted at auction in East Acton. Conveyancing is required. What are my next steps?

Having for all intents and purposes signed on the dotted line you should choose a conveyancing solicitor as a matter of urgency as you are facing a fast approaching deadline in which to complete the property. All auction property will ordinarily have a bespoke legal pack. This should include most,if not all of the documents that your solicitor will need. In the case of leasehold premises the legal pack should include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to leasehold premises. You need to give this to the conveyancer working for you at the earliest opportunity. You also need to ensure that your finances are in order to complete on the on the contractual date .

I have paid off my mortgage with Aldermore. I assume I don't need a East Acton property lawyer on the Aldermore panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Aldermore mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Aldermore mortgage from the register. Aldermore, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Aldermore has sent the Land Registry the discharge electronically, and
3. Aldermore has instructed the Land Registry to do so

I recently had an offer accepted on a house in East Acton. My mortgage broker recommended their conveyancers. I paid an upfront payment of £150. A few days later, the solicitor called me sheepishly admitting that they were not on the Yorkshire BS 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 Yorkshire BS 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.

I'm buying a new build house in East Acton with the aid of help to buy. The builders would not reduce the price so I negotiated £7000 of fixtures and fittings instead. The property agent told me not inform my conveyancer about this side-deal as it would jeopardize my loan with the lender. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer 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.

What does commercial conveyancing in East Acton cover?

Non domestic conveyancing in East Acton incorporates a wide range of services, given by regulated solicitors, relating to business premises. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.

I am using a search engine for the words conveyancing in East Acton it reveals numerous property lawyersin the vicinity. With so much choice what is the best way to find the suitable conveyancing solicitor for me?

The ideal way of choosing a suitable conveyancer is through a trusted testimonial, so enquire of friends and relatives who have acquired a property in East Acton or the respected estate agent or financial adviser. Charges for conveyancing in East Acton vary, so it's advisable to request a minimum of four quotes from different conveyancers. Make sure that you clarify that the fees are fixed.