IfI was to buy a straightforward housein Wilsden for cash and have no survey and no conveyancing searches how much would I expect to to save on my conveyancing in Wilsden?

The only saving you would achieve is the costs for searches. A solicitor is required to do the vast majority of work - money laundering, correspond with the sellers lawyer, SDLT submission, register the ownership etc. A marginal saving might be made by not needing to register a charge but it won't be significant.

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

You may not hear this from too many lawyers but conveyancing in Wilsden or throughout England and Wales is often a confrontational process. Put another way, when it comes to conveyancing there exists an abundance of opportunity for conflict between you and others involved in the ownership transfer. For instance, the vendor, selling agent and even potentially the lender. Selecting a solicitor for your conveyancing in Wilsden should not be taken lightly as your conveyancer is your adviser, and is the ONLY person in the process whose role it is to act in your best interests and to protect you.

There is a distinct ongoing adversarial element to conveyancing- someone must be at fault for the process taking so long. We recommend that you your first instinct should be to trust your conveyancer ahead of all other parties when it comes to the legal transfer of property.

My stepmother advised me that in purchasing a property in Wilsden there could be various restrictions prohibiting external changes to a property. Is this right?

There are a number of properties in Wilsden which have some sort of restriction or requirement of consent to execute external changes. Part of the conveyancing in Wilsden should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

We are getting the release of further monies on our mortgage from Clydesdale as we want to conduct alterations to our home in Wilsden. Are we obliged to choose a bricks and mortar Wilsden solicitor on the Clydesdale conveyancing panel to handle the legals?

Clydesdale do not ordinarily appoint a member of their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Clydesdale conveyancing panel.

I am currently in the process of buying my council flat in Wilsden. I have a mortgage offer with HSBC. 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 HSBC, you will need to appoint a solicitor on the HSBC conveyancing panel.

Have purchased a a semi-detached house in Wilsden , how long will it take for the Land Registry to register my ownership? My Wilsden conveyancing solicitor works at snail pace, so I want to be certain the land registry aspects are addressed.

As far as conveyancing in Wilsden is concerned, registration is no quicker or slower than anywhere else in the country. Rather than based on location, timeframes can adjust subject to the party submitting the application, whether there are errors and if the Land registry need to notify any 3rd persons or bodies. At present roughly 80% of submission are fully addressed within two weeks but occasionally there can be extensive delays. Historically registration takes place once the buyer is living at the premises so an expedited registration is not usually top priority but where it is urgent that the the registration takes place urgently then you or your lawyers can communicate with the Registry to express the reasoning for an expedited registration.

Over the last few months I have been searching for a ground for flat up to £195,000 and found one round the corner in Wilsden I like with amenity areas and railway links in the vicinity, however it's only got 52 years unexpired on the lease. There is not much else in Wilsden suitable, so just wondered if I would be making a mistake purchasing a short lease?

Should you require a mortgage the remaining unexpired lease term will likely be problematic. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of 2 years you could 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.