Is there a reason to appoint a Northwick Park conveyancing company given that online conveyancers are so much cheaper?

By all means make sure that you compare conveyancing costs in Northwick Park and you should seek a reasonable fee calculation but don’t expend your energy looking for the cheapest Northwick Park conveyancer. Identifying the right conveyancer can be the difference between a smooth and a distressing move. You need to ensure that you have expert advice from a specialist conveyancer. Emails can't be as helpful as a phone call and can never replicate a face to face meeting. Our partner firms will find you a qualified and top rated conveyancing solicitor who can handle your conveyancing from beginning to end, providing a level of continuity that you will never get with an internet conveyancer. Our lawyers will keep you updated on any developments and keep you informed. Should you need to contact the firm you will be sure who you need to speak to and they will be sure you're not left wondering what's going on.

I am assisting my niece sell her flat in Northwick Park. Will the solicitor arrange an energy performance certificate or should I organise this?

Following the demise of HIPs, EPC’s became a compulsory part of moving property. An EPC must be commissioned before the property is advertised. This is not something that law firms ordinarily arrange. If you are using a Northwick Park conveyancing lawyer they may help arrange EPC’s given their relationships with long established Northwick Park energy assessors

I am the only beneficiary of my late grandmother’s estate with all property in now in my sole name, including the my former home in Northwick Park. Conveyancing formalities meant that the Land Registry date was in December. I now wish to sell up. I understand that there is a CML six month 'rule', which means that my proprietorship could be treated the same way as though I had purchased the property in December. Is the property unsalable for six months?

The Council of Mortgage Lenders’ handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be impacted by that. How sensible a view lenders take of it, depend on the bank as this clause is primarily there to pick up on the purchase and immediately sell or the quick reselling of properties.

I have decided to exercise my right to buy my property in Northwick Park off the council. I have a mortgage agreed with TSB. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with TSB, you will need to appoint a solicitor on the TSB conveyancing panel.

What can a local search reveal concerning the house my wife and I purchasing in Northwick Park?

Northwick Park conveyancing often starts with the ordering local authority searches directly from your local Authority or through a personal search organisations for example PSG The local search plays a central part in most Northwick Park conveyancing purchase; as long as you wish to avoid any unpleasant once you have moved into your property. The search should reveal data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject areas.

I am buying my first flat in Northwick Park with the aid of help to buy. The developers would not move on the amount so I negotiated five thousand pounds worth of extras instead. The sale representative suggested that I not reveal to my lawyer about this extras as it would impact my mortgage with the bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder 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.

Should I choose a Northwick Park conveyancing lawyer in close proximity to the house I am purchasing? An old friend can carry out the legal formalities but they are based 400miles drive away.

The primary upside of using a local Northwick Park conveyancing practice is that you can drop in to execute paperwork, present your identification documents and apply pressure on them where appropriate. They will also have local insight which is a bonus. However it's more important to get someone that will pull out all the stops for you. If if people you trust instructed your friend and they were impressed that should trump using an unknown Northwick Park conveyancing solicitor solely due to them being Northwick Park based.