It may have been a long time coming a loan agreement from Santander for the remortgage of my 3 bedroom flat is to be issued by the end of next week. Are you able to recommend a cheap conveyancing lawyer in Little Venice?

This site is not designed to aid those in their quest for the lowest fares for conveyancing solicitors in Little Venice. Our goal is to offer excellent value conveyancing but we do not aim to advertise as being the cheapest. Do not be swayed by brokers seducing you with £99 conveyancing in Little Venice. Optimistically, in choosing a lawyer for cheap conveyancing, you will end up with what you pay for and at worst it will result in you being stung for additional fees and still not end up with the service expected.

This question may be naive but I am unseasoned as a 1st time buyer of a garden flat in Little Venice. Do I collect the keys to the premises on completion from my conveyancer? If so, I will instruct a local conveyancing solicitor in Little Venice?

On the day of completion you do not need to attend the conveyancers office in Little Venice. Your solicitors will electronically transfer the purchase money to the owner’s lawyers, and shortly after the monies have arrived, you should be called to collect the keys from the property Agents and move into your new home. This tends to happen early afternoon.

I am due to exchange contracts on my house. I had a double glazing fitted in July 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Yorkshire BS are being difficult. The Little Venice solicitor who is on the Yorkshire BS conveyancing panel is recommending indemnity insurance as a solution but Yorkshire BS are requiring a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?

It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Our sealed bid on a property in Little Venice has been accepted, but there is a chain. The vendors have offered on a flat, but it’s not been accepted yet, and are looking at other properties in the pipeline. I have selected a high street conveyancing solicitor in Little Venice. What do I do now? When do I get the mortgage application with Bank of Ireland started?

It is normal to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is in the region of one thousand pounds, then valuation, Little Venice conveyancing search fees, etc). The first thing to do is check that your lawyer is on the Bank of Ireland approved list. Concerning the next phase this very much dictated by the circumstances of your case, desire for the property and on the state of the market. During a hot market many purchasers would apply for a home loan with Bank of Ireland and arrange for the valuation and only if it was satisfactory would they pay their solicitor to move forward with the conveyancing in Little Venice.

We are planning on selling our house in Little Venice and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. A high street Little Venice conveyancer would know this is not the case. It does beg the question why the purchasers are using a national conveyancing firm rather than a conveyancing solicitor in Little Venice. We have lived in Little Venice for 4 years we know that this is a non issue. Should we contact our local Authority to get clarification that there is no issue.

It would appear that you have a conveyancing lawyer currently acting for you. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)

The estate agent has sent us the confirmation of our purchase of a new build apartment in Little Venice. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Little Venice

Please confirm the Lease plans are surveyor prepared. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.

What is the reason for new build conveyancing in Little Venice being more expensive?

Acquiring a brand new premises is significantly different from the normal house purchase conveyancing in Little Venice. Firstly developers usually insist contracts to exchange inside a short timeframe, the result being a lot of pressure on your lawyer to make sure everything is in order. Furthermore new build conveyancing frequently involve examination of adoption of highways, drains, planning considerations, building warranties or architects certificates. Mortgage lender obligations are also more detailed. Due to the complex nature of the process for these types of properties, the conveyancing new build fees are higher than normal.