I am obtaining a mortgage offer from Santander. I intend to employ the services of a Licensed Conveyancer in South Acton. Does the Santander Solicitor panel allow for conveyancers regulated by the CLC?

The Santander conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.

Will our lawyer be raising questions regarding flooding as part of the conveyancing in South Acton.

Flooding is a growing risk for solicitors carrying out conveyancing in South Acton. There are those who purchase a property in South Acton, fully aware that at some time, it may be flooded. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Lawyers are not best placed to offer advice on flood risk, however there are a numerous checks that can be undertaken by the purchaser or by their solicitors which should give them a better appreciation of the risks in South Acton. The conventional set of property information forms given to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a usual question of the owner to determine whether the property has historically flooded. If the premises has been flooded in past and is not notified by the owner, then a buyer may issue a legal claim for losses as a result of such an incorrect reply. The purchaser’s conveyancers may also commission an enviro report. This will indicate if there is a recorded flood risk. If so, additional inquiries will need to be initiated.

I moved into my house on 5 March and the transaction details are still not on the land registry website. Any reason for this? My conveyancing solicitor in South Acton expressed confidence that it will be concluded in a couple of weeks. Are properties in South Acton uniquely lengthy to register?

There is nothing unique when it comes to conveyancing in South Acton registration formalities. Rather than based on location, timescales can adjust subject to the party submitting the application, whether it is in order and whether the Land registry have to notify any interested parties. At present approximately three quarters of submission are fully dealt with in less than three weeks but some can be subject to extensive delays. Registration takes place once the buyer has moved in to the property so an expedited registration is not always top priority but where it is urgent that the the registration takes place urgently then you or your conveyancer must communicate with the Registry to express the reasoning for an expedited registration.

How does conveyancing in South Acton differ for new build properties?

Most buyers of new build premises in South Acton contact us having been asked by the builder to exchange contracts and commit to the purchase even before the house is constructed. This is because house builders in South Acton usually acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in South Acton or who has acted in the same development.

I opted to have a survey done on a property in South Acton in advance of retaining lawyers. I have been told that there is a flying freehold aspect to the house. The surveyor has said that some lenders tend refuse to grant a loan on a flying freehold house.

It varies from the lender to lender. Bank of Scotland has different requirements for example to Nationwide. If you call us we can investigate further with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in South Acton. Conveyancing will be smoother if you use a solicitor in South Acton especially if they are accustomed to such properties in South Acton.