I am considering applying for a Nationwide mortgage for purchase of a newly converted (under development) in Osterley Park with 65 per cent loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Nationwide ?

There is nothing to stop you using your solicitor, but Nationwide will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.

My wife and I purchasing a 3 bedroom semi in Osterley Park. The intention is to an extension at the rear at the property.Will the conveyancing process involve checks to ascertain if these alterations were previously refused?

Your conveyancer should review the deeds as conveyancing in Osterley Park will sometimes identify restrictions in the title documents which prevent certain changes or necessitated the permission of another owner. Certain additions require local authority planning consent and approval in compliance with building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor ahead of any purchase.

Is it correct that all Osterley Park CQS (Conveyancing Quality Scheme) solicitors are on the Coventry BS conveyancing list of approved practices?

It is true that some banks and building societies now make use of the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.

We have a mortgage agreed in principle with Lloyds. Osterley Park conveyancing lawyers are appointed. What is the average time that one could expect to receive a mortgage offer from Lloyds?

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

I have recentlydiscovered that Wolstenholmes have been shut down. They carried out my conveyancing in Osterley Park for a purchase of a leasehold flat 9 months ago. How can I establish that my home is registered correctly in the name of the previous owner?

The quickest method to see if the property is registered to you, you can make 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 Osterley Park conveyancing specialists.

I am buying a new build flat in Osterley Park. Conveyancing is necessary evil 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 is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Osterley Park

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please supply a car parking plan. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Forfeiture - bankruptcy or liquidation must not apply under this provision.

I've recently found out that there is a flying freehold element on a house I have offered on a fortnight ago in what was supposed to be a simple, no chain conveyancing. Osterley Park is the location of the property. Can you offer any assistance?

Flying freeholds in Osterley Park are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Osterley Park you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Osterley Park may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.