AssumingI were to purchase a straightforward propertyin Eastcote for cash and have no survey and no local authority searches how much should I expect to have to pay for conveyancing in Eastcote?

The sole saving you would achieve is the disbursement for searches. A conveyancing practitioner still be obliged to do everything else - money laundering, communicating with your vendors conveyancing practitioner, stamp duty return, register the title etc. You might save a bit for them not needing to register a charge but it won't be a lot.

My home in Eastcote is up for sale and I have a buyer. Will my solicitor have to be on the Lloyds conveyancing panel in order to deal with paying off my mortgage?

Ordinarily, even if your lawyer is not on the Lloyds 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.

I am planning to move property in February. Should my conveyancing solicitor communicate with the removal company on the completion day. As an aside, can you suggest a removal company in Eastcote. Conveyancing firm was organised prior to coming across your website.

On the afternoon of completion you will need to pick up the house keys from the property agent but this should only occur once the previous owners conveyancers advise the agent that the monies to complete are in and the keys can be passed over. Subsequently you should tell the removal men that you are ready to move in. As a matter of policy we do not suggest a particular removal company but can assist you in finding a residential property solicitor in Eastcote or a legal practice that specialises in conveyancing in Eastcote.

Can you help - my lawyer advises that lack of building regulations insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Eastcote?

The appropriate level of lack of building regulations indemnity insurance depends on your lender. It would differ for example between Accord Mortgages Ltd and Leeds Building Society. Conveyancing lawyers as opposed to members of the public take out such policies.

After shopping around on the internet I have found a Eastcote conveyancing practitioner having checked that they are on the HSBC conveyancing panel. Does my lawyer arrange the survey of the property?

HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Eastcote postcode. As you are getting a mortgage with HSBC, you could contact them to see if they have a list of approved surveyors in Eastcote.

I am purchasing a property and the solicitor has referenced Chancel Repair to which the house may be liable because it falls into the area of such a church. He has mentioned insurance. Is this really required for conveyancing in Eastcote

Unless a previous purchase of the property completed after 12 October 2013 you may take it that conveyancing practitioners conducting conveyancing in Eastcote to remain encouraging a chancel search and or chancel repair liability insurance.

Can you provide any top tips for leasehold conveyancing in Eastcote from the point of view of expediting the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Eastcote can be bypassed if you appoint lawyers as soon as you market your property and ask them to put together the leasehold information which will be required by the purchasers’ solicitors.
If you have the benefit of shareholding in the Management Company, you should ensure that you hold the original share certificate. Arranging a replacement share certificate can be a lengthy formality and delays many a Eastcote home move. If a duplicate share certificate is needed, you should approach the company director and secretary or managing agents (where applicable) for this sooner rather than later. If you have carried out any alterations to the residence would they have required Landlord’s approval? Have you, for example installed wooden flooring? Most leases in Eastcote state that internal structural alterations or installing wooden flooring require a licence issued by the Landlord approving such works. Where you dont have the consents to hand do not contact the landlord without contacting your conveyancer before hand. If you have had any disputes with your freeholder or managing agents it is essential that these are settled prior to the flat being marketed. The buyers and their solicitors will be reluctant to purchase a property where there is a current dispute. You will have to accept that you will have to discharge any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the buyers, but it is clearly preferable to reveal the dispute as over rather than ongoing.

I have attempted and failed to negotiate with my landlord for a lease extension without any joy. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a Eastcote conveyancing firm to help?

Absolutely. We can put you in touch with a Eastcote conveyancing firm who can help.

An example of a Lease Extension case for a Eastcote premises is Flat 72 Queens Walk in January 2013. The Tribunals calculated the premium payable to be £22,090. This case affected 1 flat. The number of years remaining on the existing lease(s) was 53.26 years.