I am acquiring a property mortgage free in Willesden. I have resided for the previous twelve years in Willesden. Conveyancing searches are exorbitant. As I have knowledge of the area and road very well should I not bother getting the solicitor to do all the conveyancing searches?

If you not getting a mortgage, then all but one or two of the Willesden conveyancing searches are at your discretion. Your solicitor will 'advise', no-doubt strongly, that you should have searches done, but he has a professional duty to do this. One thing to take into account; if you are going to sell the house at a future date, it will likely be be of importance to your prospective buyer what the searches disclose. There are plenty of instances where houses with day to day issues can still reveal unfavourable search results. A good conveyancing solicitor in Willesden will be able to give you some sensible advice in this regard.

What is the first thing I need to know about purchase conveyancing in Willesden?

Not many law firms or advisers will tell you this but conveyancing in Willesden and elsewhere in England and Wales is often a confrontational process. Put another way, when it comes to conveyancing there is lots of opportunity for friction between you and others involved in the transaction. For instance, the seller, estate agent and even potentially the mortgage company. Appointing a law firm for your conveyancing in Willesden is a critical decision as your conveyancer is your adviser, and is the ONLY person in the legal process whose interest is to protect your legal interests and to protect you.

We are witnessing a distinct ongoing adversarial element to conveyancing- someone must be blamed for the process taking so long. You should always trust your conveyancer above the other players when it comes to the legal assignment of property.

I need some fast conveyancing in Willesden as I have an ultimatum to sign on the dotted line in less than one month. A home loan is not required. Is it possible to escape the need for conveyancing searches to save fees and time?

As you are not getting a mortgage you have the choice not to do searches although no lawyer would recommend that you don't. With lots of history conveyancing in Willesden the following are instances of what can show up and therefore affect future mortgageability: Refused Planning Applications, Outstanding Charges, Overdue Grants, Railway Schemes,...

I'm buying a new build house in Willesden benefiting from help to buy. The sellers would not move on the amount so I negotiated 6k of fixtures and fittings instead. The estate agent suggested that I not disclose to my lawyer about this extras as it would put at risk my mortgage with Yorkshire Building Society. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Is it the case that all Willesden legal practices on every lender conveyancing panel?

You can use our search tool or you can drop into your high street bank branch in Willesden. the probability is that they will know some good conveyancing solicitors in Willesden