I am selling my flat in Kingsbury and the EA has just telephoned to advise that the buyers are switching solicitor. I am told that this is due to the fact that the lender will only deal with property lawyers on their conveyancing panel. On what basis would a major lender only engage with certain law firms rather the firm that they want to appoint to handle their conveyancing in Kingsbury ?

UK lenders have always had an approved set of law firms they are willing to work with, but in recent years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 25 years.

Lenders point to the increase in fraud by way of justification for the reduction – criteria have been narrowed as a smaller panel is easier to maintain. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are not going to have any sway in the decision.

My nephew is purchasing a new build apartment in Kingsbury with a home loan from Barclays. His lawyer has advised him of a delay in completing the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?

The form is intended to provide information to the main parties engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Barclays conveyancing panel as a standard part of the process, and to the valuer when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Barclays conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

When scouring moneysavingexpert.com for an online solicitor in Kingsbury, most comment that I should look for a CQS assured solicitor. Can you explain what CQS is?

Kingsbury Conveyancing Quality Scheme solicitors have achieved accreditation by the law Society CQS was established to promote high standards in the in the legal transfer of properties. CQS enables home movers to identify practices that provide a quality residential conveyancing. Kingsbury is one of the many areas in England and Wales in which CQS are located. The scheme obliges law firms to undergo a strict assessment, compulsory training, self-reporting, random audits and annual reviews in order to maintain CQS status. It is available to solicitors and not licensed conveyancers and has the support of the Building Societies Association.

I have been on the look out for a ground for flat up to £235,500 and found one round the corner in Kingsbury I like with open areas and station nearby, however it's only got 49 years on the lease. I can't really find anything else in Kingsbury for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?

If you need a mortgage the shortness of the lease may be problematic. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of 2 years you could request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer about this matter.

My wife and I may need to let out our Kingsbury 1st floor flat temporarily due to a career opportunity. We instructed a Kingsbury conveyancing practice in 2003 but they have closed and we did not think at the time seek any guidance as to whether the lease permits subletting. How do we find out?

A small minority of properties in Kingsbury do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.

I am the leaseholder of a ground flat in Kingsbury. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal determine the premium payable for a lease extension?

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

An example of a Lease Extension case for a Kingsbury premises is 27B Hillside in February 2010. the resulting premium, all other aspects of the valuation having been agreed between the parties was set at £8,250 This case was in relation to 1 flat. The unexpired lease term was 70.25 years.