Forgive me if this question is silly but I am unexperienced as a 1st time purchaser of a two bedroom flat in Woodside Park. Do I pick up the keys to the premises on the completion date from my conveyancer? If so, I will instruct a local conveyancing solicitor in Woodside Park?

There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the purchase money to the vendor’s solicitors, and once they have received this, you should be called to receive the keys from the property Agents and move into your new home. This tends to happen between 1 and 3pm.

Completion of my purchase has taken place for my property in Woodside Park. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?

Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

I was told four weeks ago that my mortgage has been agreed to by UBS. Is it usual for UBS to only issue the offer once my solicitor in Woodside Park is approved on their conveyancing panel? UBS have asked my solicitor to see a copy of their PI Insurance.

A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for UBS to deal with your lawyer's application to be on the UBS conveyancing panel. There's no guarantee that your solicitor will be accepted.

I need some quick conveyancing in Woodside Park as I am faced with a deadline to complete in less than one month. Thankfully I do not need a mortgage. Is it possible to avoid the conveyancing searches to save money and time?

If.Given you are not getting a mortgage you have the choice not to do searches although no solicitor would recommend that you don't. With plenty of history conveyancing in Woodside Park the following are instances of what can crop up and therefore affect market value: Refused Planning Applications, Outstanding Charges, Outstanding Grants, Road Schemes,...

I've recently found out that there is a flying freehold element on a property I put an offer in two weeks back in what should have been a straight forward, no chain conveyancing. Woodside Park is the location of the property. Can you shed any light on this issue?

Flying freeholds in Woodside Park are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Woodside Park you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Woodside Park may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

Am I best advised to choose a Woodside Park conveyancing solicitor in close proximity to the house I am hoping to buy? An old friend can execute the conveyancing but her office is 200miles drive away.

The benefit of a local Woodside Park conveyancing practice is that you can drop in to execute paperwork, deliver your ID and pester them where appropriate. Having local Woodside Park know how is a plus. That being said nothing is more important than finding someone that will pull out all the stops for you. If you know people who instructed your friend and in the main were happy that should surpass using an unfamiliar Woodside Park conveyancing lawyer just because they are Woodside Park based.

My 20yr old son is embarking on her first house purchase, the home loan was agreed last week in principle. After the offer was accepted on apartment we contacted the mortgage company to issue the formal offer. I was very surprised to learn that mortgage lenders do not accept all lawyer, they have to be on a list, is this correct?

Mortgage Companies ordinarily imposes restrictions either the type or the number of conveyancing solicitors on their panel. Typical examples of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that lenders have no responsibility for the quality of advice provided by any Woodside Park conveyancer on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Probably not.