Are the BSA planning on creating a searchable register to to identify practices on the Darlington Building Society conveyancing panel for instance in South Acton?

Lexsure has not been advised of any plans on the part of the BSA to develop such a register.

Please help - my lawyer says that defective lease insurance is required on my purchase. What is the level of cover for South Acton conveyancing?

The right level of defective lease indemnity insurance depends on who your lender is. It would differ for example between Yorkshire Building Society and Coventry Building Society. Conveyancing lawyers as opposed to members of the public take out such insurances.

When it comes to mortgage companies such as Kent Reliance, do South Acton solicitors have to pay a fee to be on the list of approved solicitors?

We are not aware of any mortgage company fees to be on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel application.

I was told three weeks ago that my mortgage has been agreed to by Virgin Money. Is it usual for Virgin Money to only issue the offer once my solicitor in South Acton is approved on their conveyancing panel? Virgin Money have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

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

It has been four months since my purchase conveyancing in South Acton completed. I have checked the Land Registry site which shows that I paid £200,000 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 property 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.

I'm buying a new build house in South Acton benefiting from help to buy. The sellers refused to reduce the amount so I negotiated 6k of additionals instead. The estate agent advised me not disclose to my lawyer about this deal as it could put at risk my mortgage with Skipton Building Society. Do I keep my lawyer in the dark?.

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.

What are your top tips when it comes to finding a South Acton conveyancing practice to carry out our lease extension conveyancing?

When appointing a solicitor for your lease extension (regardless if they are a South Acton conveyancing practice) it is essential that they be familiar with the legislation and specialises in this area of conveyancing. We suggest that you talk with several firms including non South Acton conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be of use:

Can they put you in touch with clients in South Acton who can give a testimonial?

After months of correspondence we simply can't agree with our landlord on how much the lease extension should cost for our flat in South Acton. Can we issue an application to the Residential Property Tribunal Service?

if there is a missing freeholder or where there is disagreement about the premium for a lease extension, under the relevant statutes you can apply to the First-tier Tribunal (Property Chamber) to calculate the premium.

An example of a Freehold Enfranchisement matter before the tribunal for a South Acton residence is 169 Southfield Road in September 2013. the tribunal decided that the premium to be paid in respect of the collective enfranchisement should be £51,203 This case was in relation to 2 flats. The remaining number of years on the lease was 64.64 years.