My husband and I are looking to buy a house in Northwick Park and have instructed a Northwick Park conveyancing practice. Within the past 48 hours our conveyancer has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. National Westminster Bank have this evening contacted us to advise us that there is now an issue as our Northwick Park lawyer is not on their conveyancing panel. Please explain?

When purchasing a property with mortgage finance it is usual for the purchasers' solicitors to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Northwick Park solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.

Can the conveyancing practitioners listed on your site carry out right to buy conveyancing in Northwick Park?

We work with a variety of conveyancing experts carrying out right to buy conveyancing work You should e-mail the lawyers listed in order to get a costs calculation.

I am assisting my aunt sell her house in Northwick Park. Will the conveyancing solicitor commission the energy performance certificate or it is for me to coordinate?

After the demise of Home Information Packs, energy performance certificates remained a compulsory component of selling a house. An EPC must be to hand in advance of the property being advertised. This is not as aspect of the sale process that conveyancers normally arrange. Where you are using a Northwick Park conveyancing practitioner they might be able to arrange energy assessments due to their relationships with reputable local providers

We are buying a 3 bedroom semi in Northwick Park. We would like to carry out a loft conversion at the house.Will legal conveyancing on the property involve enquiries to ascertain if these alterations are permitted?

Your solicitor should check the registered title as conveyancing in Northwick Park can occasionally reveal restrictions in the title deeds which prevent certain works or require the consent of a 3rd party. Many additions need local authority planning consent and approval in accordance building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be prudent to check these issues with a surveyor before you commit yourself to a purchase.

It is unclear whether my bank requires a lease extension. I have called my Northwick Park bank branch on various occasions and was advised it wasn't a problem and they will lend. My Northwick Park conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they refuse to lend based on their published requirements. I simply don't know who is right.

Provided that the conveyancing practitioner is on the lender panel, they must adhere to the CML Handbook requirements for the lender. Unless your lawyer obtains specific confirmation in writing that the bank 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 bank to contact your lawyer in writing confirming that they will accept the number of years remaining.

About to purchase a new build apartment in Northwick Park. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Northwick Park

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please confirm the Lease plans are surveyor prepared. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

My husband and I are a couple of weeks into a leasehold purchase having been referred to solicitors by the selling agent to execute conveyancing in Northwick Park. I am am extremely frustrated with the quality of service. Could you you assist me in finding new lawyers?

They would have to be really poor in order to consider diss instructing them. Has your mortgage offer been generated? If so you will need to advise them of the new contact details and have the mortgage documents are re-issued. The solicitor ideally needs to be on the mortgage company panel to avoid supplemental costs and delays. So that should be your first question of the new solicitors. The find a solicitor tool will help you find a bank approved conveyancer for your home move in Northwick Park