I am purchasing a house for cash in Kilburn. I have lived for the last Seventeen years in Kilburn. Conveyancing searches are expensive. Given that I have knowledge of the road and vicinity very well should I not bother getting the solicitor to do all the conveyancing searches?

If you not getting a home loan, then almost all of the Kilburn conveyancing searches are non-obligatory. Your conveyancer will try and steer you, no-doubt strongly, that you should have searches done, but he is duty bound to do this. One thing to take into account; if you are intend to dispose of the house at a future date, it will likely be be of importance to your prospective purchaser what the searches determine. Sometimes houses with day to day issues can still reveal unfavourable search results. A competent conveyancing solicitor in Kilburn should provide you some helpful guidance concerning this.

What is the optimum way to find out if the solicitor conducting my conveyancing in Kilburn is on the mortgage lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Accord Mortgages Ltd thus spending £192.00 in further conveyancing invoice.

Feel free to take advantage of the find a conveyancing panel solicitor tool on this web page. Please choose the lender and type ‘Kilburn’ or your preferred area and you will see numerous conveyancers based in Kilburn or by proximity to you.

I am helping my step-mother sell her house in Kilburn. Will the conveyancing solicitor order an EPC or do I organise this?

Following the demise of Home Information Packs, energy performance certificates remained a required element of selling a property. An EPC needs to be to hand in advance of the property being marketed. This is not a task that conveyancers ordinarily organise. If you are instructing a Kilburn conveyancing lawyer they may be willing to arrange energy performance certificates given their contacts with reputable Kilburn energy assessors

After months of negotiation I have agreed a price on a house in Kilburn. My financial adviser recommended their conveyancers. I paid an advanced payment of £200. A few days later, the lawyer called me sheepishly admitting that they were not on the Leeds Building Society conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Leeds Building Society panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I am due to exchange contracts on my apartment. I had a double glazing fitted in December 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Lloyds are being problematic. The Kilburn solicitor who is on the Lloyds conveyancing panel is recommending indemnity insurance as a solution but Lloyds are requiring a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?

It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Should commercial conveyancing searches reveal planned roadworks that may affect a commercial land in Kilburn?

Its becoming the norm that commercial conveyancing solicitors in Kilburn will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Kilburn. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Kilburn.

For each commercial conveyancing transaction in Kilburn it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may cause delays to Kilburn commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not conducted for residential conveyancing in Kilburn.

I am buying a new build house in Kilburn with the aid of help to buy. The sellers would not reduce the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep advised me not to tell my conveyancer about this side-deal as it would put at risk my mortgage with the bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.