I selected a high street lawyer for our conveyancing in Shepherd's Bush recently. Reviewing the terms of engagement it is apparent thatwe are on the hook for charges even where the transaction does not complete. Should I ditch them and instruct a web based conveyancing company offering no move no charge conveyancing in Shepherd's Bush?
It is usually a trade off in that if "No Sale No Fee" is advertised then the conveyancing charges will generally be more expensive to offset the conveyances that abort. You should be mindful that such offerings generally do not cover expenses such your Shepherd's Bush conveyancing search costs.
is it true that all Shepherd's Bush conveyancing solicitors on the Aldermore conveyancing panel are regulated by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Aldermore conveyancing panel they would need to be governed by the SRA. Many banks do list licenced conveyancers on their panel and in such a situation the organisation would be regulated by the CLC.
I have paid off my mortgage with Bank of Ireland. I assume I don't need a Shepherd's Bush solicitor on the Bank of Ireland panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Bank of Ireland 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 Bank of Ireland mortgage from the register. Bank of Ireland, 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:
- but are not moving to another property
- where Bank of Ireland has sent the Land Registry the discharge electronically, and
- Bank of Ireland has instructed the Land Registry to do so
I had an offer accepted on an apartment in Shepherd's Bush on 9/10/2025, valuation was booked 2 days after, received a clean bill of health. Conveyancer appointed, so all that was missing was my mortgage offer. Having made daily calls to Bank of Ireland and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Bank of Ireland conveyancing panel. Are Bank of Ireland entitled to hold back the Mortgage pending the lawyer being on the approved list?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Bank of Ireland to deal with your lawyer's application to be on the Bank of Ireland conveyancing panel. There's no guarantee that your solicitor will be accepted.
Will my solicitor be making enquiries concerning flooding as part of the conveyancing in Shepherd's Bush.
Flooding is a growing risk for conveyancers dealing with homes in Shepherd's Bush. There are those who acquire a house in Shepherd's Bush, fully aware that at some time, it may be flooded. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or sell the premises. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.
Lawyers are not best placed to give advice on flood risk, however there are a number of searches that can be undertaken by the buyer or on a buyer’s behalf which will give them a better appreciation of the risks in Shepherd's Bush. The standard property information forms sent to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) includes a standard question of the seller to find out whether the premises has suffered from flooding. In the event that the residence has been flooded in past and is not disclosed by the owner, then a purchaser could commence a legal claim for losses stemming from an misleading response. The purchaser’s conveyancers will also commission an enviro report. This should reveal whether there is a recorded flood risk. If so, further investigations should be conducted.
I have been on the look out for a ground for flat up to £305k and identified one close by in Shepherd's Bush I like with amenity areas and transport links in the vicinity, however it's only got 52 remaining years left on the lease. I can't really find anything else in Shepherd's Bush for this price, so just wondered if I would be making a grave error buying a lease with such few years left?
Should you require a mortgage that many years will likely be a potential deal breaker. Discount the offer by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the property for at least twenty four months you could request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer about this matter.
Do I need to be concerned that estate agents that I am dealing with are suggesting an internet conveyancing firm as opposed to a local Shepherd's Bush conveyancing firm?
As with lots of professional services, often suggestions from relatives can be worth their weight in gold. But there are numerous people with a vested interest in a conveyancing deal; estate agents, mortgage brokers and banks might all put forward lawyers to use. On occasion the conveyancers might be known to one of the organisations as one of the best in their field, but sometimes there behind the scenes commercial relationship behind the recommendation. You have the right to appoint your own lawyer. Don't forget that some mortgage providers operate an approved list of law firms you are obliged to use for the mortgage related work in your home move.
Should I use a Shepherd's Bush conveyancing practitioner who is local to the property I am hoping to buy? We have a good friend who can perform the conveyancing but his firm is located over three hundred miles away.
The primary upside of using a local Shepherd's Bush conveyancing practice is that you can drop in to execute documents, present your ID and pester them if necessary. Having local Shepherd's Bush know how is a benefit. However it's more important to get someone that will do a good and efficient job. If if people you trust instructed your friend and they were content that must trump using an unfamiliar Shepherd's Bush conveyancing lawyer just because they are local.