We are purchasing a 2 bedroom apartment in Greenford with a mortgage. We like our Greenford solicitor, but the mortgage company advise she’s not on their "panel". It seems we have no choice but to use one of the mortgage company panel conveyancing practices or keep our Greenford conveyancer and pay for one of their panel firms to represent them. This feels very unfair; can we not demand that the lender use our Greenford conveyancing practitioner ?

Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Greenford conveyancing solicitor to apply to be on the conveyancing panel.

Why is leasehold purchase conveyancing in Greenford is more expensive?

In summary, leasehold conveyancing in Greenford and elsewhere usually involve more hours of investigation compared to freehold conveyancing. This includes checking the lease terms, liaising with the landlord concerning serving applicable notices, procuring current service charge and management information, securing the landlord’s consents and reviewing management accounts. The obligations on both the landlord and the tenant in the lease need to be studied by the buyer’s conveyancing team and read from beginning to end – no matter how many different leaseholders have owned the lease since it was first granted.

Forgive me if this question is silly but I am unseasoned as FTB of a ground floor flat in Greenford. Do I receive the keys to the property on the completion date from my solicitor? If so, I will appoint a High Street conveyancing solicitor in Greenford?

On the day of completion you will not be required to go to the conveyancers office in Greenford. Your solicitors will electronically transfer the purchase money to the vendor’s lawyers, and shortly after the monies have arrived, you will be able to collect the keys from the Estate Agents and start moving into the property. Usually this occurs between 1 and 3pm.

I have today made my last payment due on my mortgage with Lloyds. I assume I don't need a Greenford conveyancer on the Lloyds panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Lloyds mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Lloyds mortgage from the register. Lloyds, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Lloyds has sent the Land Registry the discharge electronically, and
3. Lloyds has instructed the Land Registry to do so

I am due to exchange contracts on my apartment. I had a double glazing fitted in April 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Principality are being pedantic. The Greenford solicitor who is on the Principality conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Principality are requiring a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?

It is probably the case that Principality have referred the matter to their valuer. The reason why Principality may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I have recentlydiscovered that Arc property Solicitors have been shut down. They conducted my conveyancing in Greenford for a purchase of a leasehold flat 10 months ago. How can I be sure that the property is not still registered in the name of the previous owner?

The quickest way to see if the premises is registered to you, you can carry out 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 Greenford conveyancing specialists.

I see that you have a post code search directory listing law firms on the bank conveyancing panel. Do Greenford conveyancing firms pay you a commission if I appoint them for my conveyancing?

We are a listing service only for law firms wishing to communicate if they are on the lender conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in Greenford.