I am not in a position to travel far from Kingsbury. What is the rationale as to why all Kingsbury property lawyers aren't automatically on all bank panels?

Lenders point to the fact that solicitor-led fraud is considered to be responsible for millions of pounds of fraud every year.The removal of law firms from lender panels started with the rise in mortgage fraud, which prompted a thematic review by the Financial Services Authority in 2011. Its conclusions included recommendations for lending institutions to review their conveyancing panels, which triggered a major policy change in the sector. This led to lenders pruning a number of firms from their panel of approved property lawyers .

I just bought a flat at auction in Kingsbury. Conveyancing is required. What happens now?

Given that you are now exchanged you must choose a conveyancing solicitor as a matter of priority as you are faced with a tight a fixed date to complete the conveyancing. All auction property will ordinarily have a bespoke legal pack. This will likely include evidence of title and search results. Where you are dealing with leasehold premises the conveyancing papers may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to leasehold premises. You need to give this to your appointed conveyancing solicitor as soon as possible. Do make sure that your finances are in place to complete on the on the contractual date .

A friend pointed out to me me that in purchasing a property in Kingsbury there may be various restrictions prohibiting external alterations to a property. Is this right?

There are anumerous of properties in Kingsbury which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Kingsbury should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

It is unclear whether my lender requires a lease extension. I have called into my local Kingsbury bank branch on numerous occasions and was told they are content with the situation and they will lend. My Kingsbury conveyancing solicitor - who is on the lender conveyancing panel- called to say that they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.

Provided that the conveyancer is on the mortgage company panel, she or he must adhere to the CML Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.

Various internet forums that I have frequented warn that are a common reason for obstruction in Kingsbury house deals. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) has noted the determinations of research by MoveWithUs that conveyancing searches do not feature amongst the most frequent causes of delays during the legal transfer of property. Searches are not likely to be the root cause of delay in conveyancing in Kingsbury.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Kingsbury. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Kingsbury

The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.

Am I best advised to go with a Kingsbury conveyancing solicitor in close proximity to the house I am purchasing? An old friend can deal with the legal work but her office is a couple of hundredmiles away.

The benefit of a local Kingsbury conveyancing firm is that you can pop in to execute paperwork, hand in your identification documents and pester them where appropriate. They will also have local intelligence which is a bonus. That being said it's more important to get someone that will do a good and efficient job. If other friends have instructed your friend and they were impressed that must trump using an unfamiliar Kingsbury conveyancing solicitor just because they are local.