Can you help? My North Kensington conveyancer is assuring me that she is duty bound toapply for North Kensington conveyancing searches resulting from the fact thatthe firm are on the Nat Westconveyancing panel. These North Kensington checks cost a lot of money can this be avoided?

You have limited options available to you. Given that you are taking out a loan with a mortgage company your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the CML Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out North Kensington conveyancing searches.

We are planning to acquire a property and require a conveyancing solicitor in North Kensington who is on the Santander approved panel. Can you recommend a local solicitor?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Santander . We don't recommend any particular firms conducting conveyancing in North Kensington.

Do I need to take out insurance to address the risk of chancel repairs when purchasing a residence in North Kensington?

Unless a prior acquisition of the property took place post 12 October 2013 you could take it that lawyers conducting conveyancing in North Kensington to continue to propose a a chancel search and or insurance against a claim.

I am looking at a couple of maisonettes in North Kensington which have approximately forty five years left on the lease term. Do I need to be concerned?

There are plenty of short leases in North Kensington. The lease is a right to use the property for a period of time. As the lease shortens the marketability of the lease deteriorates and it becomes more costly to extend the lease. For this reason it is generally wise to increase the term of the lease. Sometimes it is difficult to sell a property with a short lease because mortgage companies may be reluctant to lend money on properties of this type. Lease enfranchisement can be a difficult process. We recommend you get professional help from a solicitor and surveyor with experience in this area.

Following months of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in North Kensington. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?

Most certainly. We are happy to put you in touch with a North Kensington conveyancing firm who can help.

An example of a Lease Extension decision for a North Kensington premises is 93 Oakwood Court in June 2010. the LVT determined that the premium to be paid for the new lease was £492,083, This case was in relation to 1 flat. The unexpired residue of the current lease was 37.79 years.

I am an executor of my recently deceased parent's Will, with a house in North Kensington which will be sold. The bungalow has never been registered at the Land Registry and I'm told that some buyers solicitors will insist that it is completed before they will proceed. What's the mechanism for this?

In the situation you refer to it seems advisable to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.