As someone not used to conveyancing in Harold Hill what is your top tip you can impart concerning the ownership transfer in Harold Hill

You may not hear this from too many lawyers but conveyancing in Harold Hill or throughout London is an adversarial experience. In other words, when it comes to conveyancing there is an abundance of room for confrontation between you and other parties involved in the legal transfer of property. For instance, the vendor, estate agent and on occasion your lender. Choosing a lawyer for your conveyancing in Harold Hill is a critical decision as your conveyancer is your adviser, and is the SOLE person in the legal process whose role it is to act in your legal interests and to protect you.

We are witnessing a distinct emergence in the "blame" culture- someone must be blamed for the process taking so long. You your first instinct should be to trust your conveyancer above all other parties in the home moving process.

Can you clarify what the consequences are if my lawyer’s firm is removed from the Yorkshire BS Solicitor panel ahead of completing my conveyancing in Harold Hill?

The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

This question may be naive but I am wet behind the ears as FTB of a ground floor flat in Harold Hill. Do I pick up the keys to the property on completion from my solicitor? If this is the case, I will instruct a High Street conveyancing solicitor in Harold Hill?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the completion advance to the vendor’s conveyancers, and once they have received this, you will be invited to receive the keys from the property Agents and start moving into the property. Usually this happens early afternoon.

I'm at the point of viewing flats in Harold Hill and I am now considering a potential offer. Is it too early to have a solicitor in place? I am planning to take a home loan with TSB.

It would be wise to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the selling agent. Given that you are obtaining a mortgage with TSB, ask your prospective lawyers if they are on the TSB conveyancing panel otherwise they can't do the mortgage legal work.

I have a mortgage with HSBC for my property in Harold Hill. Conveyancing was finalised 12 months ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform HSBC?

You must advise HSBC in advance of renting your property as this is likely to be a breach of HSBC’s mortgage conditions. It may be that HSBC will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact HSBC directly. You need not do this via a HSBC conveyancing panel firm.

It has been three months since my purchase conveyancing in Harold Hill completed. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

Yesterday I discovered that there is a flying freehold issue on a property I have offered on two weeks back in what was supposed to be a quick, no chain conveyancing. Harold Hill is where the house is located. What do you suggest?

Flying freeholds in Harold Hill are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Harold Hill you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Harold Hill may ascertain 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.