We are planning to acquire a house and require a conveyancing solicitor in Heston who is on the HSBC approved panel. Could you point me in the right direction as regards a conveyancing firm?

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

I am aiming to move house in February. Does my conveyancing solicitor liaise with the removal company on the day of completion. Incidentally, can you suggest a removal company in Heston. Conveyancing solicitor was chosen prior to coming across your page.

On the day of completion you will need to collect the keys from the estate agent but this should only be done after the sellers solicitors confirm to the agent that they acknowledge receipt of the completion payment and the keys can be collected. After that you should tell the removal company that they can start moving you in. As a matter of policy we do not suggest a particular removal organisation but can help you choose a residential property solicitor in Heston or a lawyer that specialises in conveyancing in Heston.

I am purchasing a property in Heston. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Lloyds be concerned?

Given that your lender is Lloyds your lawyer must follow the conveyancing instructions contained in Part two of UK Finance Lenders’ Handbook for Lloyds. The CML Handbook sets out minimum conditions for solar panel roof-space leases, and conveyancing practitioners are required to report to Lloyds where a lease fails to meet these provisions. The provisions relate to the installation of panels on properties nationwide and is not restricted to Heston.

It is unclear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Heston building society branch on numerous occasions and was told it wasn't a problem and they would lend. My Heston conveyancing solicitor - who is on the bank conveyancing panel- called to say that they will not lend in accordance with their published requirements. Who do I believe?

Provided that the conveyancing practitioner is on the bank approved list, they must adhere to the CML Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

four months have elapsed since my purchase conveyancing in Heston completed. I have checked the Land Registry website which shows that I paid £175,000 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 have tried to negotiate informally with with my landlord to extend my lease without getting anywhere. Can I make an application to the Leasehold Valuation Tribunal? Can you recommend a Heston conveyancing firm to help?

if there is a missing freeholder or if there is disagreement about what the lease extension should cost, under the relevant legislation you can apply to the Leasehold Valuation Tribunal to make a decision on the price.

An example of a Lease Extension decision for a Heston residence is Ground Floor Flat 91 Bath Road in May 2009. in a case where the freeholder could not be traced, the Brentford County Court ordered that the Lease be surrendered in return for the grant of a new lease of the Premises at a premium determined by the Leasehold Valuation Tribunal. The tribunal concluded that the price payable by the Applicant for the new lease of the premises be £15,900 This case related to 1 flat. The unexpired lease term was 60.45 years.

What are the common deficiencies that you come across in leases for Heston properties?

There is nothing unique about leasehold conveyancing in Heston. Most leases are unique and legal mistakes in the legal wording can sometimes mean that certain sections are erroneous. For example, if your lease is missing any of the following, it could be defective:

Repairing obligations to or maintain elements of the property

A defective lease can cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Nationwide Building Society, Norwich and Peterborough Building Society, and Platform Home Loans Ltd all have express requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease is problematic they may refuse to provide security, forcing the purchaser to pull out.

Me and my wife are soon to complete on the purchase a house in Heston but as a consequence of damage from the recent storms I have agreed recompense from the current proprietors of £2k by way of a reduction in the price. This was going to be dealt with as part of the conveyancing process however my bank will not agree to this. Why were they involved?

Any conveyancing practitioner being on the mortgage company conveyancing panel is obliged to advise the mortgage company of any variations to the purchase price. If you did not allow your conveyancer to report the price change to your lender then they would have to discontinue representing you and the bank.