Unfortunately I am unable to travel far from Park Royal. What is the rationale as to why all Park Royal conveyancers are not on all lender panels?

Lenders normally impose restrictions on either the nature or the number of conveyancing firms on their panel. Frequent examples of such criteria being that a organisation needs to have two or more partners. As well as restricting the type of firm, some have made a decision to limit the size of their panel they use to represent them. It is worth noting that lenders have no accountability for the standard of conveyancing given by any Park Royal lawyer on their approved list. Mortgage fraud was the primary trigger for the rationalisation of solicitor panels from 2008 notwithstanding that there are opposing thoughts concerning whether solicitors sat at the center of that fraud. Statistics from the Land Registry indicates that thousands of conveyancing practices only transact less than three conveyances a year. Those supporting conveyancing panel consolidation question why law firms should have any entitlement to be on a lender panel when it is apparent that property law is not their speciality?

I am purchasing a new build house in Park Royal with a loan from Skipton Building Society. The sellers would not reduce the price so I negotiated £7000 of fixtures and fittings instead. The estate agent suggested that I not disclose to my solicitor about this extras as it could jeopardize my mortgage with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Yesterday I discovered that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a quick, chain free conveyancing. Park Royal is where the house is located. Is there any advice you can give?

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

My uncle has recommend that I use his conveyancers in Park Royal. Do I take his guidance?

There are no two ways about it the best way to choose a conveyancing practitioner is to get recommendations from friends or family who have actually used the solicitor that you are contemplating using.

New build sellers have recommended to me a conveyancer and I've sought a quote from them. They are almost £250 cheaper than my preferred Park Royal lawyer. Should I use them?

Housebuilders often have panels of conveyancers who are quick and who know the developer’s contract and conveyancer. As many developers offer an inducement to choose a preferred property lawyer for this reason, any increased charges can be avoided and a builder won't recommend a conveyancing warehouse and run the risk of having the conveyancing stall when they demand an exchange within a tight time frame. A counter-argument for not agreeing to use the recommended solicitor is that they may be hesitant to 'push' your interests at the risk of upsetting the sellers. If you worry that this may be the situation you should stick with your local Park Royal property lawyer.