Due to move into my new home in Maida Hill next Friday. I have now been asked to send a copy of my building insurance schedule by my solicitor as he says that he has to check this in his capacity as lawyer for the bank. What risks does the mortgage company expect the insurance to cover?

All property lawyers on acting for mortgage companies would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook requirements. These requirements are not unique to conveyancing in Maida Hill.

What is the difference between a licensed conveyancer and conveyancing solicitor in Maida Hill

There are many recorded licenced Conveyancers in Maida Hill and Solicitor firms in Maida Hill to choose from It is important to make clear that both are supervised by regulatory bodies with both specialising in the legal aspects of transferring property. They may both also handle associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

We are getting a further advance on our mortgage from Nationwide as we wish to conduct alterations to our house in Maida Hill. Do we need to choose a high street Maida Hill solicitor on the Nationwide conveyancing panel to handle the paperwork?

Nationwide do not ordinarily require a member of their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Nationwide panel.

We have agreed to purchase a house in Maida Hill. A rare aspect is that the roof has a solar panel. RBS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As your lender is RBS your lawyer must follow the conveyancing requirements set out in Part 2 of UK Finance Lenders’ Handbook for RBS. The Council of Mortgage Lenders’ Handbook contains minimum requirements for solar panel roof-space leases, and lawyers are required to report to RBS where a lease fails to comply with these conditions. The conditions relate to the installation of panels on properties nationwide and is not isolated to Maida Hill.

3 months have elapsed since my purchase conveyancing in Maida Hill concluded. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

Over the last few months I have been searching for a flat up to £245,000 and found one near me in Maida Hill I like with amenity areas and station in the vicinity, however it only has 49 remaining years left on the lease. I can't really find anything else in Maida Hill in this price bracket, so just wondered if I would be making a grave error purchasing a lease with such few years left?

If you require a mortgage the shortness of the lease will likely be a potential deal breaker. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least twenty four months you may request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this.

I’m about to sell my ground floor apartment in Maida Hill. Conveyancing is yet to be initiated, but I have just had a quarterly service charge demand – Do I pay up?

Your conveyancing lawyer is likely to suggest that you should clear the maintenance contribution as you normally would as all ground rent and maintenance invoices will be allotted on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

My wife and I have hit a brick wall in negotiating a lease extension in Maida Hill. Can the Leasehold Valuation Tribunal adjudicate on premiums?

in cases where there is a absentee freeholder or where there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the First-tier Tribunal (Property Chamber) to judgment on the premium.

An example of a Lease Extension decision for a Maida Hill property is Flat 1 57 Oxford Gardens in January 2014. the Tribunal decided that the premium to be paidfor a new lease is £61,650.00. This case was in relation to 1 flat. The number of years remaining on the existing lease(s) was 60 years.