Me and my husband are purchasing an apartment in Bedfont. My Conveyancer is not on the bank solicitor list. Can I still continue with my Bedfont conveyancing solicitor even though they are not on the bank panel?

One must instruct a conveyancer to complete the legal work required if you require a mortgage to purchase your property. The conveyancing practitioner will carry out all the essential legal checks on the property, make sure that you’re registered as proprietor and ensure that all the required mortgage paperwork is in order. You may select a Bedfont property lawyer of your choice. However, if the property lawyer appointed is not on the lender conveyancing panel additional costs will be levied as separate legal representation will be need by the lender. Lender panel applications can be submitted, so where your lawyer has not in the past applied for membership they should do so.

I require expedited conveyancing in Bedfont as I have a deadline to complete within 3 weeks. Fortunately I do not require a mortgage. Is it possible to escape the need for conveyancing searches to save money and time?

As you are not getting a home loan you are at liberty not to have searches carried out although no law firm would recommend that you don't. Drawing on our experience of conveyancing in Bedfont the following are instances of issues that can crop up and adversely impact the marketability of the property: Refused Planning Applications, Outstanding Charges, Outstanding Grants, Unadopted Roads,...

I'm purchasing my first flat in Bedfont with the aid of help to buy. The sellers would not budge the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent told me not reveal to my lawyer about the extras as it will impact my mortgage with the lender. Is this normal?.

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.

I am looking for a conveyancing solicitor in Bedfont for my purchase. Is it possible to review a firm’s complaints history with the legal regulator?

One can search for documented Solicitor Regulator Association (SRA) determinations resulting from inquisitions started on or after Jan 2008. Go to Check a solicitor's record. For details Pre 2008, or to check a solicitors history, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, dial +44 (0)121 329 6800. The SRA could monitor call for training reasons.

We have just become aware that one of the directors of the solicitors handling the purchase conveyancing in Bedfont is an aunty of the vendor. Is this acceptable?

Provided there is no conflict of interest this is allowable. Where you are requiring a home loan then the mortgage company may have a say as many banks have specific instructions on this. For example for RBS - Direct Line One as of 27/1/2025, the requirements read as follows :