My conveyancer has informed me that breach of easement insurance is required on my purchase. What is the level of cover for Northolt conveyancing?

The appropriate level of breach of easement indemnity insurance depends on who your lender is. It would differ for example between Accord Mortgages Ltd and Virgin Money. Conveyancing practitioners as opposed to members of the public take out such insurances.

I'm at the point of viewing flats in Northolt and I am about to put in an offer. Is it too early to have a solicitor in place? I will be getting a home loan with Nottingham.

It would be sensible to commence 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 details on to the EA. Given that you are taking out a mortgage with Nottingham, ask your prospective lawyers if they are on the Nottingham conveyancing panel otherwise they can't do the mortgage legal work.

Principality have agreed my home loan in principle, my offer on a flat in Northolt has been accepted, what are the next steps?

The property agent will need to know who your solicitors are (ensure that the lawyers are on the bank’s panel). Contact Principality or the financial adviser and finish off any appropriate forms. Principality will appoint a valuer who will get in touch with the estate agent or vendor to schedule a slot for the valuation to happen. Once conducted (assuming no problems) it takes on average a week to get a mortgage offer. Principality will send the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Northolt.

I note that there are debates on Chancel Insurance on online forums. Am I compelled to take this when purchasing a property in Northolt? or Apparently there is a law dating back centuries that could mean that house owners living in a parish church boundary may be liable to pay for repairs to the chancel within the church. Is this relevant for conveyancing in Northolt?

Unless a previous purchase of the premises completed after 12 October 2013 you can expect solicitors conducting conveyancing in Northolt to remain encouraging a chancel search and or insurance against a claim.

How does conveyancing in Northolt differ for new build properties?

Most buyers of new build property in Northolt approach us having been asked by the developer to sign contracts and commit to the purchase even before the premises is built. This is because builders in Northolt tend to purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Northolt or who has acted in the same development.

My husband and I are first time buyers - had an offer accepted, yet the property agent advised that the vendor will only proceed if we use the agent's recommended conveyancers as they want an ‘expedited deal’. My instinct tells me that we should use a family conveyancer used to conveyancing in Northolt

It is unlikely the vendors are driving this. If they want ‘a quick sale', alienating a motivated buyer is counter productive. Try to communicate with the sellers directly and explain that (a)you are serious buyers (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)but you will continue to use your preferred Northolt conveyancing firm - rather thanthose that will give the negotiator at the agency a referral fee or hit his conveyancing targets demanded by head office.

My father-in-law mentioned that when selecting a conveyancing solicitors they need approved by your mortgage company. It happens to be my first house move but I have an offer in principle from Santander and I already have a local conveyancing lawyer in Northolt on standby. Will Birmingham Midhshires insist on an approved lawyer to be instructed? Does a directory of approved solicitors even exist for my conveyancing in Northolt?

You need to use a solicitor that is on the Birmingham Midhshires panel. Simply ring your preferred Northolt conveyancing solicitor to check if they are on the Birmingham Midhshires panel. If they are not approved you have a couple of options open to you here:

• Complete the deal with your preferred Northolt solicitor but Birmingham Midhshires will need to appoint a property lawyer on their approved panel. This will result in additional cost and potential interruption.
• Appoint a new lawyer to conduct the conveyancing, ensuring that they are on the Birmingham Midhshires conveyancing panel.
• Appeal to your conveyancer to attempt to join the mortgage company panel.