My husband and I are planning to purchase a property in Heston and have appointed a Heston conveyancing practice. Within the past 48 hours our property lawyer has sent a preliminary report and documents to look through with a view to exchanging next week. Bank of Scotland have this morning contacted us to advise us that there is now an issue as our Heston solicitor is not on their approved list of lawyers. What do we do from here?

When purchasing a property with the benefit of a mortgage it is normal for the purchasers' solicitors to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the bank's conveyancing panel as you are at liberty to use your preferred Heston lawyers, in which case it will likely add costs, and it will likely delay the transaction as you are adding another lawyer into the mix.

It has been 2 months following my purchase conveyancing in Heston completed. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £160,000. 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 residence 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.

Just had an offer accepted on a new build flat in Heston. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Heston

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. There must be mutual enforceability of lessee’s covenants. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.

I decided to have a survey carried out on a property in Heston ahead of appointing solicitors. I have been advised that there is a flying freehold aspect to the house. The surveyor advised that some lenders may refuse to grant a mortgage on this type of house.

It varies from the lender to lender. Bank of Scotland has different instructions for example to Halifax. Should you wish to call us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Heston. Conveyancing will be smoother if you use a solicitor in Heston especially if they regularly deal with such properties in Heston.

I am using a search engine for the term on line conveyancing in Heston it brings up many conveyancerslocally. How do I determine which is the right conveyancer for my move?

The best method of choosing the right conveyancer is via personal testimonial, so seek the guidance of colleagues and family who have bought a property in Heston or the respected estate agent or financial adviser. Fees for conveyancing in Heston differ, so it's advisable to secure at least four fee calculations from varying types of companies. Dont forget to clarify what costs in the quote includes.