Me and my partner are purchasing a 1 bedroom apartment in Maida Vale with a mortgage. We would like to retain our Maida Vale conveyancer, but the lender says she’s not on their "panel". It seems we have no option but to appoint one of the mortgage company panel firms or keep our Maida Vale as well as pay for one of their panel firms to act for them. This feels very unfair; can we not insist that the lender use our Maida Vale ?

No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Maida Vale conveyancing lawyer to apply to be on the conveyancing panel.

Last we completed a house move in Maida Vale. We have since encountered a number of problems with the house which we consider were overlooked in the conveyancing searches. Is there anything we can do? What searches should? have been ordered as part of conveyancing in Maida Vale?

It is not clear from the question as to the nature of the problems and if they are specific to conveyancing in Maida Vale. Conveyancing searches and due diligence initiated as part of the legal transfer of property are carried out to help avoid problems. As part of the legal transfer of property, a seller completes a questionnaire called a Seller’s Property Information Form. If the information turns out to be misleading, you may have a misrepresentation claim against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Maida Vale.

As someone not used to conveyancing in Maida Vale what’s the number one tip you can give me concerning the ownership transfer in Maida Vale

You may not hear this from too many lawyers but conveyancing in Maida Vale and elsewhere in is an adversarial process. Put another way, when it comes to conveyancing there is plenty of opportunity for confrontation between you and others involved in the transaction. For instance, the seller, selling agent and sometimes your bank. Appointing a lawyer for your conveyancing in Maida Vale should not be taken lightly as your conveyancer is your adviser, and is the SOLE person in the transaction whose interest is to protect your legal interests and to keep you safe.

We are witnessing a definite ongoing adversarial element to conveyancing- someone has to be at fault for the process taking so long. We recommend that you must always trust your conveyancer above the other parties when it comes to the legal transfer of property.

Are there restrictive covenants that are commonly identified during conveyancing in Maida Vale?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Maida Vale. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I am buying a new build flat in Maida Vale. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Maida Vale

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. 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. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?