A loan offer from NatWest for the remortgage of my 2 room garden flat is expected any day now. Can you propose a low cost conveyancing lawyer in Bayswater?

You are on the wrong site if you are in need of cut-price fees for conveyancing solicitors in Bayswater. Our intention is to offer excellent value conveyancing but we do not aim to advertise as being the cheapest. Resist the temptation to appoint companies enticing you with £100 conveyancing in Bayswater. Optimistically, in choosing a lawyer for low cost conveyancing, you will get your money’s worth and at worst it will result in you paying a lot in additional fees and still not get the service you were hoping for.

We're in Bayswater, First timers purchasing with a mortgage (lender is Leeds Building Society , and our lawyer is on the Leeds Building Society conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Leeds Building Society conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

My aunt informed me that in purchasing a property in Bayswater there may be a number of restrictions as to what one can do in terms of external changes to a property. Is this right?

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

Is it correct that all Bayswater CQS (Conveyancing Quality Scheme) solicitors are on the Santander conveyancing panel?

A selection of lenders now make use of CQS as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of conveyancing solicitors.

We expect to receive a OIP from HSBC this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do HSBC recommend any Bayswater solicitors on the HSBC conveyancing panel, or is it better to go independently?

You will need to appoint Bayswater solicitors independently although you'll need to choose one on the HSBC conveyancing panel. The solicitor represents both you and HSBC through the process.

Yesterday I discovered that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a quick, no chain conveyancing. Bayswater is the location of the property. Can you shed any light on this issue?

Flying freeholds in Bayswater are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Bayswater you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bayswater may determine 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 residence.

I require the services of a mortgage company panel solicitor in Bayswater. Could you help me?

It is not clear why you need a Bayswater panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to the bank to find out which solicitors in Bayswater are on their panel . If you do find such a firm in Bayswater not listed please direct them to our site to list. At a fee of one pound per month it is not expensive to register on the site