Completed the sale of my flat in Isleworth last February but the buyer keeps calling me to moan that their conveyancer needs to hear from mine. What should my lawyer have done following completion?

Following your house sale your solicitor should forward the transfer documentation and all of the paperwork to the purchaser's solicitors. Depending on the transaction, your solicitor should also send confirmation that the mortgage has been repaid to the buyers conveyancers. There is unlikely to be post completion tasks specific conveyancing in Isleworth.

My wife and I have recently appointed a conveyancing solicitor in Isleworth. I I would like to check if they are on the National Westminster Bank approved list of lawyers. Could you advise?

The first thing to do is call your conveyancer and enquire whether they are on the lender panel. Alternatively you can call National Westminster Bank who may be able to help.

I just bought a house at auction in Isleworth. Conveyancing is required. What is next?

Having to all intents and purposes signed on the dotted line you now have to instruct a conveyancing lawyer as a matter of urgency as you now have a fast approaching a drop dead date to complete the transaction. An auction property will have a bespoke legal set of papers. This will likely include evidence of title and search results. If you have purchased leasehold property the auction pack should contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation specific to leasehold premises. You need to pass this on to your appointed conveyancing solicitor ASAP. You also need to ensure that that you have the requisite funding in place to complete on the on the contractual date .

I was told four weeks ago that my mortgage has been agreed to by UBS. Is it usual for UBS to only issue the offer once my solicitor in Isleworth is approved on their conveyancing panel? UBS have asked my solicitor to see a copy of their PI Insurance.

A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for UBS to deal with your lawyer's application to be on the UBS conveyancing panel. There's no guarantee that your solicitor will be accepted.

I have instructed a Isleworth conveyancer having checked that they are on the Nottingham conveyancing panel. Does my lawyer arrange the survey of the property?

Nottingham will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nottingham 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 conveyancing practitioner 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 Isleworth postcode. As you are getting a mortgage with Nottingham, you could contact them to see if they have a list of approved surveyors in Isleworth.

It has been 2 months following my purchase conveyancing in Isleworth took place. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £170,000. 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.

My son is embarking on her first house purchase, the home loan was agreed last week in principle. One the seller agreed the offer on the apartment we telephoned the bank to move forward with his. We were disappointed to discover that mortgage lenders do not accept all conveyancing practitioner, they need to be on their approved list, is this legal?

Lenders normally restrict either the type or the number of conveyancing practices on their panel. Typical examples of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that banks have no responsibility for the quality of advice provided by any Isleworth solicitor on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Probably not.