I can't travel far from West Ealing. Is there a reason why all West Ealing property lawyers are not on all bank panels?
A decade ago most banks exhibited an attitude to risk which differs from the current day. The FSA in 2010 instigated a thematic review into mortgage fraud which concluded: know the conveyancing practitioners on your panel. Consequently, banks have since soughtmore data from law firms about their operations and the individuals who work for them and set certain criteria such as completing a minimum number of transactions. Thousands of law practices have been removed from lender panels even though they had an exemplary track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Such firms found it impossible satisfy the criteria of amount of transactions the lenders set.
My partner and I changing mortgage lender for our apartment in West Ealing with Co-operative. We have a son 19 who lives at home. Our solicitor requested us to identify any adults other than ourselves who lives in the flat. The solicitor has now sent a form for our son to sign, waiving any legal rights in the event that the apartment is repossessed. I have two questions (1) Is this form unique to the Co-operative conveyancing panel as he never had to sign this form when we purchased 3 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?
On the face of it your lawyer has done nothing wrong as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Co-operative. This is solely used to protect Co-operative if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Co-operative had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
I am told that my conveyancing solicitors will need to check that the building insurance when buying a house in West Ealing. My lender is Platform
Platform have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 12/7/2025, the requirements read as follows :
Despite weeks of looking the Title Certificate and documents to our property can not be found. The solicitors who conducted the conveyancing in West Ealing 4 years ago have long since closed. What are my next steps?
Gone are the days when you need to hold title original deeds to evidence that you are the registered proprietor of land or premises, as the Land Registry have everything they need in a digital format.
How does conveyancing in West Ealing differ for new build properties?
Most buyers of new build residence in West Ealing contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is built. This is because builders in West Ealing tend to buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in West Ealing or who has acted in the same development.
I decided to have a survey carried out on a property in West Ealing before instructing lawyers. I have been told that there is a flying freehold element to the property. The surveyor advised that some lenders will refuse to issue a loan on a flying freehold property.
It varies from the lender to lender. Santander has different instructions for example to Birmingham Midshires. If you e-mail us we can check via the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in West Ealing. Conveyancing may be slightly more expensive based on your lender's requirements.