What is the difference between a licensed conveyancer and conveyancing solicitor in Wilsden

There are many registered licenced Conveyancers in Wilsden and Solicitor firms in Wilsden to choose from It is important to make clear that both are supervised by regulatory bodies with both specialising in the legal work in transferring property. They may both also handle other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.

My stepmother pointed out to me me that in purchasing a property in Wilsden there could be various restrictions affecting the ability to carry out external alterations to the property. Is this right?

There are a number of properties in Wilsden which have some sort of restriction or requirement of consent to external variations. Part of the conveyancing in Wilsden should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

We have a mortgage agreed in principle with Principality. Wilsden conveyancing lawyers are appointed. How long does it take for Principality to forward the offer to the lawyer?

There is no definitive answer here. Have Principality conducted the valuation? Have you informed Principality as to your lawyers' details and checked that your lawyers are on the Principality conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

Will commercial conveyancing searches disclose impending roadworks that could impact a commercial premises in Wilsden?

Many commercial conveyancing solicitors in Wilsden will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Wilsden. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Wilsden.

For every commercial conveyancing transaction in Wilsden it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could cause delays to Wilsden commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not conducted for domestic conveyancing in Wilsden.

My wife and I have a 4 bedroom Edwardian property in Wilsden. Conveyancing practitioner represented me and The Royal Bank of Scotland. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, another for leasehold with the exact same address. I'd like to know for sure, how can I find out??

You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Wilsden and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with your conveyancing solicitor who carried out the work.

I am buying my first flat in Wilsden with the aid of help to buy. The builders would not move on the amount so I negotiated 6k of fixtures and fittings instead. The property agent advised me not to tell my solicitor about this side-deal as it could jeopardize my mortgage with the lender. Should I keep quiet?.

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

My husband and I are acquiring a ground floor flat in Wilsden. When we first instructed conveyancer, they said that they were on all mainstream lender panels. The financial adviser contacted us today to say that they don't seem to be on the Co-operative approved list. Were it to be true, what should we do? Do we just choose a different conveyancing practitioner that is on their approved list or do we pay for dual representation, with Co-operative appointing their own approved conveyancer.

Where you are purchasing a property needing a mortgage it is usual for the purchaser’s solicitors to also act for the mortgage company. In order to act for a bank or building society a conveyancer has to be on that lender's list of approved lawyers. An application has to be made by the property lawyer to the lender to become a member of the lender's panel and there are increasingly strict criteria which the property lawyer has to meet. Some lenders now insist their panel firms to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact Co-operative and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on Co-operative's conveyancing panel and you may continue to use your own Wilsden solicitors, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.