We selected a local lawyer for our conveyancing in North Harrow recently. Reviewing the fine print it is apparent thatI am responsible for costs even where the conveyance does not complete. Would I be best advised to instruct a web based conveyancing brokerage advertising no completion no cost conveyancing in North Harrow?

It is usually ‘give and take’ in that if "No Completion No Fee" is advertised then the conveyancing charges will tend to be be more expensive to offset the cases that fail to complete. You should be mindful that such offerings generally do not protect you from outlay e.g. North Harrow conveyancing search fees.

I am buying a terraced house in North Harrow. Can I do my own conveyancing?

Leaving aside the complexities and merits of DIY conveyancing in North Harrow you will have to appoint a solicitor on your bank's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in North Harrow.

What is the difference between a licensed conveyancer and conveyancing solicitor in North Harrow

There are many recorded licenced Conveyancers in North Harrow and Solicitor practices in North Harrow offering conveyancing We would stress that the two are supervised by regulatory bodies with both specialising in the legal work in transferring property. They may both also conduct other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.

I have paid off my mortgage with Virgin Money. I assume I don't need a North Harrow conveyancing practitioner on the Virgin Money panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Virgin Money mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Virgin Money mortgage from the register. Virgin Money, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Virgin Money has sent the Land Registry the discharge electronically, and
3. Virgin Money has instructed the Land Registry to do so

Our offer on a detached house in North Harrow has been accepted, but there is a chain. The owners have placed an offer on somewhere, but it’s not been accepted yet, and are looking at other flats booked. I have selected a bricks and mortar conveyancing solicitor in North Harrow. What should be my next step? At what stage should I apply for the mortgage with Lloyds?

It is normal to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is approx one thousand pounds, then valuation, North Harrow conveyancing search costs, etc). First, you must ensure that your lawyer is on the Lloyds conveyancing panel. Regarding the next steps this very much dictated by the specifics of your case, motivation for this property and on the state of the market. During a rising market the majority of home buyers would apply for the mortgage with Lloyds and pay for the valuation and only if it was satisfactory would they pay their conveyancer to proceed with the conveyancing in North Harrow.

I used Stirling Law a few years past for my conveyancing in North Harrow. I now require my papers but the law firm has closed. What do I do?

Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in North Harrow of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

Estate agents have just been given the go-ahead to market my basement flat in North Harrow. Conveyancing is yet to be initiated, but I have recently received a half-yearly service charge invoice – Do I pay up?

The sensible thing to do is discharge the service charge as usual because all rents and service invoices should be apportioned on completion, so you will be reimbursed by the buyer 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. This will smooth the conveyancing process.

I have tried to negotiate informally with with my landlord for a lease extension without success. Can the Leasehold Valuation Tribunal adjudicate on such issues? Can you recommend a North Harrow conveyancing firm to assist?

if there is a missing landlord or if there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to judgment on the price payable.

An example of a Lease Extension matter before the tribunal for a North Harrow premises is flat 93b Welldon Crescent in May 2009. The Tribunals valuation for a 90-year lease extension of this fat was £13,171 This case affected 1 flat. The unexpired lease term was 75.25 years.