We're in Hatch End, FTBs buying with a mortgage (lender is Principality , and our lawyer is on the Principality conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Principality conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

is it true that all Hatch End solicitor firms on the Lloyds conveyancing panel are governed by the SRA?

As solicitors, in order to be on the Lloyds conveyancing panel they would need to be governed by the SRA. The majority of mortgage companies do list licenced conveyancers on their panel and in such a situation the organisation would be regulated by the CLC.

We previously selected conveyancers located in Hatch End on the Coventry BS solicitor approved list. They have just invoiced me a further fee for dealing with the Coventry BS mortgage. Is this an additional conveyancing fee set by Coventry BS?

Unfortunately, so long as it is in their Terms of Engagement or Quote then yes your property lawyer is entitled to charge a fee for this. This fee is not set by Coventry BS but by your Hatch End property lawyer. Numerous firms on the Coventry BS panel will quote ’dealing with mortgage’ fee and others do not.

Completion of my remortgage has taken place for my property in Hatch End. Conveyancing was of an acceptable standard but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?

Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

I have been told that property searches are a common cause of obstruction in Hatch End house deals. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) published conclusions of research by MoveWithUs that conveyancing searches do not feature within the most frequent causes of delays in the conveyancing process. Local searches are not likely to be the root cause of holding up conveyancing in Hatch End.

How difficult is it to switch solicitor as I have to appoint one who is on the The Royal Bank of Scotland conveyancing list. I had appointed a high street conveyancing solicitor in Hatch End round the corner but he is not accepted by The Royal Bank of Scotland

We will our best to assist in finding you a conveyancing solicitor in Hatch End on the The Royal Bank of Scotland panel. Please note that the conveyancers that we work with do not pay us fee if you instruct them and are regulated by the SRA who regulate all conveyancing solicitors in Hatch End. Using the find a conveyancing solicitor tool on this site, you can compare costs for conveyancing solicitors in Hatch End and throughout England and Wales.

Do you have any top tips for leasehold conveyancing in Hatch End from the point of view of speeding up the sale process?

• A significant proportion of the delay in leasehold conveyancing in Hatch End can be avoided if you appoint lawyers as soon as your agents start advertising the property and ask them to put together the leasehold information which will be required by the purchasers’ representatives.
If you have carried out any alterations to the property would they have required Landlord’s permission? In particular have you laid down wooden flooring? Most leases in Hatch End state that internal structural alterations or laying down wooden flooring require a licence from the Landlord acquiescing to such changes. If you dont have the paperwork to hand you should not communicate with the landlord without checking with your conveyancer in the first instance. If you hold a share in a the freehold, you should make sure that you have the original share certificate. Arranging a new share certificate is often a lengthy formality and slows down many a Hatch End home move. Where a duplicate share certificate is required, you should approach the company director and secretary or managing agents (where relevant) for this as soon as possible. Many landlords or Management Companies in Hatch End charge for providing management packs for a leasehold home. You or your lawyers should discover the fee that they propose to charge. The management information sought on or before finding a buyer, thus accelerating the process. The typical amount of time it takes to receive management information is three weeks. It is the most usual cause of frustration in leasehold conveyancing in Hatch End. You may think that you are aware of the number of years left on your lease but it would be advisable double-check via your conveyancers. A buyer’s conveyancer will not be happy to advise their client to to exchange contracts if the lease term is under 80 years. It is therefore essential at an as soon as possible that you identify whether the lease for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale.

I am the registered owner of a ground floor flat in Hatch End. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal make a decision on the amount payable for the purchase of the freehold?

Most definitely. We are happy to put you in touch with a Hatch End conveyancing firm who can help.

An example of a Lease Extension case for a Hatch End residence is Flats 8, 11 and 15 Craigmore Court 46 Murray Road in December 2013. The tribunal held that the price payable by the Applicant tenant of Flat 8 to acquire an extended lease shall be £26,438 plus £1 to the intermediate lessee . The tribunal held that the price payable by the Applicant tenants of Flat 11 to acquire an extended lease shall be £26,791 plus £1 to the intermediate lessee. The tribunal held that the price payable by the Applicant tenant of Flat 15 to acquire an extended lease shall be £26,638 plus £1 to the intermediate lessee . This case was in relation to 3 flats. The unexpired term was 71 years.