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Find a East Acton Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in East Acton? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your East Acton conveyancing at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised East Acton conveyancers for over 130 lenders.


Recently asked questions about conveyancing in East Acton

We have a mortgage agreed in principle with Leeds Building Society. East Acton conveyancing practitioners were instructed. How long does it take for Leeds Building Society to forward the offer to the conveyancing practitioner?

Some lenders take longer than others. Have Leeds Building Society completed the survey? Have you informed Leeds Building Society as to your lawyers' details and checked that your lawyers are on the Leeds Building Society conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

My fiancee and I are at the point of looking at houses in East Acton and I am about to put in an offer. Is it advisable to have a lawyer on ‘stand by’? I am planning to take a home loan with Principality.

You should start obtaining conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the selling agent. As you are seeking a mortgage with Principality, ask your prospective lawyers if they are on the Principality conveyancing panel otherwise they can't do the mortgage legal work.

I have paid off my mortgage with Bank of Ireland. I assume I don't need a East Acton property lawyer on the Bank of Ireland panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Bank of Ireland 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 Bank of Ireland mortgage from the register. Bank of Ireland, 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 Bank of Ireland has sent the Land Registry the discharge electronically, and
  3. Bank of Ireland has instructed the Land Registry to do so
The Land Registry will send you a letter confirming that your Bank of Ireland mortgage has been paid off.

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a simple, no chain conveyancing. East Acton is the location of the property. Is there any guidance you can give?

Flying freeholds in East Acton are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in East Acton you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in East Acton may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

I'm remortgaging my current house to a buy to let mortgage with Lloyds TSB Bank and I will use the rest of the raised equity as a deposit on further house. The area we are looking at is East Acton. Will your solicitors be able to act for both sets of banks and tie in the transactions?

Make use of our search tool on this page to be sure that the solicitors are on the relevant lender panels. Having checked that they are your lawyer should be able to connect the two deals but you should have a chat with you conveyancer and specify your expectations and needs.

We're first time buyers - agreed a price, but the selling agent has warned us that the vendor will only proceed if we instruct their recommended conveyancers as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a high street conveyancer accustomed to conveyancing in East Acton

We suspect that the seller is not behind this demand. If they desire ‘a quick sale', taking such a hostile approach to a motivated buyer is not the way to achieve this. Speak to the vendors direct and make sure they comprehend that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you wish to move quickly (e)but you intend to appoint your preferred East Acton conveyancing firm - as opposed tothose that will earn their estate agent a introducer fee or hit his conveyancing figures pre-set by head office.

I only have Seventy years unexpired on my flat in East Acton. I now wish to get lease extension but my landlord is absent. What are my options?

On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be extended by the magistrate. However, you will be required to prove that you or your lawyers have used your best endeavours to find the landlord. For most situations a specialist would be helpful to try and locate and prepare a report to be accepted by the court as proof that the landlord is indeed missing. It is advisable to get professional help from a property lawyer in relation to investigating the landlord’s absence and the application to the County Court covering East Acton.

I inherited a garden flat in East Acton. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal make a decision on the sum due for the purchase of the freehold?

if there is a absentee freeholder or where there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to calculate the sum to be paid.

An example of a Freehold Enfranchisement decision for a East Acton flat is 49 Long Drive in March 2014. The tribunal concluded that the price payable for the freehold interest in the Property should be £26,491 divided as to £12,546 in respect of the ground floor flat and £13,945 in respect of the first floor flat This case affected 2 flats. The remaining number of years on the lease was 68.47 years.

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Find out more about how flying freehold can affect your the value of a property.