I am five weeks into the sale of my home in Yiewsley and the EA has just called to advise that the purchasers are appointing a new conveyancer. The excuse is that the bank will only work with solicitors on their approved list. Why would a big named lender only work with specific solicitors rather the firm that they want to appoint for their conveyancing in Yiewsley ?

Mortgage companies have always had an approved set of law firms that can act for them, but in recent years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.

Banks attribute this action to a rise in fraud as the reason for the cull – criteria have been stiffened as a smaller panel is easier to maintain. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are not going to have any impact on this.

Due to move into my new home in Yiewsley next Tuesday. My conveyancing practitioner now wants me to supply her with proof of content and building insurance for the property as he says that he has to check this in his capacity as lawyer for the lender. What risks does the lender expect the insurance to cover?

Any lawyer on acting for mortgage companies would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook conditions. These obligations are not unique to conveyancing in Yiewsley.

As someone not used to the Yiewsley conveyancing process what’s the number one tip you can impart concerning the legal transfer of property in Yiewsley

You may not hear this from too many lawyers but conveyancing in Yiewsley and elsewhere in West London is an adversarial process. Put another way, when it comes to conveyancing there is plenty of opportunity for friction between you and other parties involved in the legal transfer of property. E.g., the seller, selling agent and even potentially your lender. Choosing a law firm for your conveyancing in Yiewsley an important selection as your conveyancer is your adviser, and is the ONLY person in the legal process whose interest is to look after your best interests and to protect you.

There is a definite emergence of a "blame" culture- someone has to be at fault for the process taking so long. You your first instinct should be to trust your lawyer above all other parties in the conveyancing process.

How does conveyancing in Yiewsley differ for new build properties?

Most buyers of new build property in Yiewsley come to us having been asked by the seller to sign contracts and commit to the purchase even before the house is completed. This is because new home sellers in Yiewsley usually acquire the site, 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 conveyancing solicitors 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 Yiewsley or who has acted in the same development.

I am a sole trader looking to take an assignment of a lease of an office on a shopping parade. Can you recommend solicitors offering competitive costs for non-domestic conveyancing in Yiewsley for less than 2k?

We can recommend firms who host a wealth of experience of commercial conveyancing in Yiewsley, including the disposal and acquisition of businesses as well as simply premises. If you are looking to purchase or dispose of a shop, pub, restaurant, office, retail unit or a complete business we can put you in touch with the right firm. As for the costs this will depend on the structure and complexity of the deal. Please provide us with your details or call so as to enable us to furnish you with a fixed commercial conveyancing calculation.