I am expecting a offer of a home loan from Lloyds. I intend to instruct a Licensed Conveyancer in Fulham. Does the Lloyds Solicitor panel allow for Licensed Conveyancers?

The Lloyds conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

I am buying a house for cash in Fulham. I have lived for the previous 15 years in Fulham. Conveyancing searches are expensive. As I know the road and vicinity very well must I have all the conveyancing searches?

If you not getting a mortgage, then all but one or two of the Fulham conveyancing searches are at your discretion. Your conveyancer will try and steer you, no-doubt strongly, that you should have searches carried out, but he is duty bound to take that path of guidance. One thing to bear in mind; if you are likely to sell the house at a future date, it will likely be be of relevance to your future buyer what the searches contain. There are plenty of instances where premises with no practical issues can still reveal detrimental search results. A good conveyancing solicitor in Fulham should provide you some helpful advice concerning this.

It is is a decade since I acquired my house in Fulham. Conveyancing solicitors have now been appointed on the sale but I can't track down the deeds. Is this a major issue?

You need not be too concerned. First the deeds may be kept by the mortgage company or they may stored with the solicitor who handled your purchase. Secondly the chances are that the title will be recorded at the land registry and you will be able to prove you own the property by your conveyancing solicitors procuring up to date copy of the land registers. Nearly all conveyancing in Fulham involves registered property but in the unlikely event that your property is not registered it adds to the complexity but is resolvable.

I bought my apartment on 5 June and the transaction details is not yet registered. Need I be worried? My conveyancing solicitor in Fulham expressed confidence that it will be dealt with inside ten days. Are titles in Fulham uniquely lengthy to register?

There is nothing unique about conveyancing in Fulham registration formalities. Rather than based on location, timeframes can adjust depending on who lodges the application, whether there are errors and whether the Land registry need to notify any third parties. As of today roughly three quarters of such applications are fully dealt with in less than three weeks but occasionally there can be longer delays. Historically registration takes place after the new owner has moved in to the premises therefore registration formalities is not typically top priority yet if there is a degree of urgency associated with the registration then you or your conveyancer could communicate with the Registry to express the reasoning for an expedited registration.

I am buying a new build house in Fulham benefiting from help to buy. The developers would not reduce the price so I negotiated 6k of additionals instead. The sale representative told me not reveal to my conveyancer about the side-deal as it could affect my loan with the lender. Should I keep quiet?.

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.