My best friend’s dad is a property lawyer. I am hopeful that I'll be able to get friends and family rates for conveyancing, but if not, what level of fees would I typically be looking at for conveyancing in South Acton?

It’s a good idea to look for 3 or more like-for-like conveyancing quotes. Do use our search tool on this site. The amounts seem to contrast greatly but the service one can expect are distinct between law firms as is true with most professions.

Due to complete my purchase in South Acton next Tuesday. My conveyancer now wants me to supply her with proof of content and building insurance for the property as as she informs me that she is duty bound to validate that it is in order for the mortgage company. What risks does the mortgage company expect the insurance to cover?

All property lawyers on acting for banks would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 requirements. These obligations are not unique to conveyancing in South Acton.

It is 10 years ago since I purchased my home in South Acton. Conveyancing lawyers have now been retained on the sale but I am unable to locate my deeds. Is this a problem?

Don’t worry too much. Firstly there is a possibility that the deeds will be retained by your mortgage company or they could be in the possession of the lawyers who handled your purchase. Secondly the chances are that the title will be recorded at the land registry and you will be able to prove you own the property by your conveyancing lawyers obtaining current official copies of the land registers. Nearly all conveyancing in South Acton relates to registered property but in the unlikely event that your home is unregistered it adds to the complexity but is not insurmountable.

Just had an offer accepted on a new build apartment in South Acton. Conveyancing is daunting 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 legal work.

Here is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in South Acton

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. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please supply a car parking plan.

I have been on the look out for a leasehold apartment up to £245,000 and found one round the corner in South Acton I like with amenity areas and transport links nearby, the downside is that it's only got 49 remaining years left on the lease. I can't really find anything else in South Acton suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?

If you require a home loan the remaining unexpired lease term will likely be problematic. Reduce the price by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of 2 years you may request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer concerning this matter.