Is it necessary during the course of the conveyancing process to visit the offices of the solicitor to sign the mortgage deed? If so, I will instruct a firm who offer conveyancing in South Acton so that I can attend their offices when needed.

Whereas this was necessary 12 years ago, most lenders no longer need their conveyancing panel solicitor to witness the mortgagors signature. It will still be necessary for you to provide identification documents and there are still manifest advantages to instructing a local practitioner, in your situation a conveyancing solicitor in South Acton.

Forgive me if this question is silly but I am new to the home buying as a first time purchaser of a garden flat in South Acton. Do I receive the keys to the house on completion from my lawyer? If this is the case, I will use a High Street conveyancing solicitor in South Acton?

There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the completion advance to the seller's lawyers, and shortly after the monies have arrived, you should be able to receive the keys from the Estate Agents and move into your new home. This tends to happen between 1 and 3pm.

I happen to be the only recipient of my late grandmother’s will and I have everything in my name alone, including the my former home in South Acton. Conveyancing formalities meant that the Land Registry date was in October. I plan to dispose of the house. I do know about the CML six month 'rule', which means that my property ownership will be regarded the same way as if I'd bought the property in October. Will no one buy the property for half a year?

The Council of Mortgage Lenders’ handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be caught by that. many mortgage companies would take a sensible view as this clause chiefly exists to capture subsales or the quick reselling of property.

I have decided to exercise my right to buy my property in South Acton off the council. I have a mortgage offer with Santander. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Santander, you will need to appoint a solicitor on the Santander conveyancing panel.

Should our lawyer be raising enquiries concerning flooding during the conveyancing in South Acton.

Flooding is a growing risk for solicitors conducting conveyancing in South Acton. There are those who acquire 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 sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Lawyers are not qualified to give advice on flood risk, however there are a number of checks that can be carried out by the purchaser or by their lawyers which will figure out the risks in South Acton. The conventional set of property information forms supplied to a buyer’s lawyer (where the Conveyancing Protocol is adopted) incorporates a standard question of the owner to discover whether the premises has historically flooded. In the event that flooding has previously occurred and is not revealed by the vendor, then a purchaser may bring a claim for damages resulting from an misleading response. The buyer’s solicitors may also order an environmental search. This should reveal whether there is a recorded flood risk. If so, more detailed inquiries will need to be made.

What does commercial conveyancing in South Acton cover?

Commercial conveyancing in South Acton covers a wide range of advice, provided by qualified solicitors, relating to business property. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.

There are a lot of properties in South Acton on unadopted lanes. We are acquiring one such house. Are there any benefits to purchasing a property on a privately owned road?

South Acton conveyancing firms will be used to conveyancing houseson unadopted roads. The conveyancing practitioner will investigate title to find any rights or responsibilities. It is possible that there is a management company (wholly owned by residents) that residents make annual payments to maintain the road. Where one exists, the road should be maintained and look nicer than publicly adopted.