I decided to go with a local solicitor for our conveyancing in Shepherd's Bush yesterday. After carefully reading the official terms of business I seewe are liable for costs even if the sale doesn't happen. Would I be best advised to select a web based firm offering no-sale-no-fee conveyancing in Shepherd's Bush?

Generally there is a concession along the lines that if "No Sale No Fee" is advertised then the conveyancing charges will generally be higher to neutralise the cases that do not proceed. Do bear in mind that such schemes generally do not protect you from expenses for instance Shepherd's Bush conveyancing search fees.

I am in a contract race with another prospective purchaser for a property in Shepherd's Bush. What can I do to speed up matters?

In the event that you are under time constraints to exchange we would recommend that your conveyancer is familiar with the area as they will make use of local connections and knowledge. It is possible that they may have transacted otherhouses in the same street. Therefore consider using a Shepherd's Bush conveyancing solicitor. In addition, double check that the lawyer is on the on the approved list for your mortgage company. It is believed that 18% of Shepherd's Bush conveyancing transactions are suspended or jeopardised after finding out that a buyer’s conveyancer was not on their banks member panel. This can often result in the home move being frustrated by almost 21 days. It is said that this issue affects in the region of one hundred thousand home moves annually. Most Shepherd's Bush conveyancing practices can not act for certain banks so do check as early as possible.

I have today made my last payment due on my mortgage with Co-operative. I assume I don't need a Shepherd's Bush property lawyer on the Co-operative panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Co-operative mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Co-operative mortgage from the register. Co-operative, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Co-operative has sent the Land Registry the discharge electronically, and
3. Co-operative has instructed the Land Registry to do so

I have a mortgage with TSB for my property in Shepherd's Bush. Conveyancing was finalised 12 months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform TSB?

You must advise TSB in advance of renting your property as this is likely to be a breach of TSB’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact TSB directly. You need not do this via a TSB conveyancing panel lawyer.

My offer on a semi in Shepherd's Bush has been agreed to, the sellers do however have a tied purchase. The vendors have placed an offer on somewhere, however it’s not yet tied up, and have viewings of other properties in the pipeline. I have instructed a nearby conveyancing solicitor in Shepherd's Bush. What do I do now? At what point should I apply for the mortgage with Nottingham?

It is normal to have concerns where there is a chain as you are unlikely to want to incur costs prematurely (mortgage application is in the region of £1k, then survey, Shepherd's Bush conveyancing search costs, etc). First, you should check that your conveyancer is on the Nottingham approved list. As to the subsequent phase this very much dictated by the specifics of your case, desire for the property and on the state of the market. In a rising market the majority of buyers will apply for the mortgage with Nottingham and arrange for the valuation and only if it comes back ok would they pay their solicitor to proceed with searches.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Shepherd's Bush. 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 conveyancing.

Set out below is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Shepherd's Bush

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Forfeiture - bankruptcy or liquidation must not apply under this provision. Please confirm the Lease plans are surveyor prepared. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.

Having had my offer accepted I require leasehold conveyancing in Shepherd's Bush. Before I get started I require certainty as to the remaining lease term.

If the lease is recorded at the land registry - and 99.9% are in Shepherd's Bush - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Following months of dialogue we simply can't agree with our landlord on how much the lease extension should cost for our flat in Shepherd's Bush. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?

Absolutely. We can put you in touch with a Shepherd's Bush conveyancing firm who can help.

An example of a Freehold Enfranchisement decision for a Shepherd's Bush premises is 82 Minford Gardens in February 2009. The Tribunal determined that the enfranchisement price was £37,341 This case was in relation to 2 flats. The remaining number of years on the lease was 72.92 years.