We are buying a house and need a conveyancing solicitor in Westbourne who is on the Bank of Ireland solicitor panel. Could you point me in the right direction as regards a solicitor?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Bank of Ireland . We don't recommend any particular firms conducting conveyancing in Westbourne.

If you had a top tip for choosing a conveyancing solicitor in Westbourne what would it be?

We would encourage you not to go for the cheapest Westbourne conveyancing quote. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

My wife and I buying a terrace house in Westbourne. The intention is to convert the garage to a playroom at the property.Will legal due diligence on the property include enquiries to ascertain if these alterations are prohibited?

Your property lawyer should check the deeds as conveyancing in Westbourne will occasionally reveal restrictions in the title documents which restrict certain alterations or need the permission of a 3rd party. Many additions call for local authority planning permissions and approval in accordance building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be sensible to check these things with a surveyor prior to committing yourself to a purchase.

How can we know in advance if a Westbourne conveyancing solicitor on the Nationwide panel is any good?

When it comes to conveyancing in Westbourne getting recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the solicitor carrying out your conveyancing.

I have recentlyfound out that Wolstenholmes have closed. They carried out my conveyancing in Westbourne for a purchase of a leasehold apartment 18 months ago. How can I establish that my home is registered correctly in the name of the former proprietor?

The quickest way to check if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Westbourne conveyancing specialists.

How does conveyancing in Westbourne differ for newly converted properties?

Most buyers of new build or newly converted property in Westbourne approach us having been asked by the developer to exchange contracts and commit to the purchase even before the property is built. This is because house builders in Westbourne usually 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 Westbourne or who has acted in the same development.

I have noted on various online forums that before selecting a conveyancing solicitors they must be approved by your bank. I am new to the process but I have an AIP from Nat West Bank and I already have a high street conveyancing lawyer in Westbourne in place. Will Halifax need an approved lawyer to be selected? If so, where do I find that list so I can pick a conveyancing lawyer in Westbourne?

You should instruct a solicitor that is on the Halifax panel. Simply call your preferred Westbourne conveyancing solicitor and ask if they are on the Halifax panel. If they are not approved you have a number of options open to you here:

• Proceed with your chosen Westbourne lawyer but Halifax will need to instruct a property lawyer on their conveyancing panel. This will result in additional cost together with likely frustration.
• Appoint a new solicitor to conduct the conveyancing, making sure they are on the Halifax conveyancing panel.
• Appeal to your solicitor to apply to join the mortgage company panel.