I am under pressure from the mortgagee in possession of a property in Willesden to sign contracts within four weeks. What can be done to quicken up the conveyancing process?

In the event that you are under a tight deadline for your conveyancing it is advisable to make sure that your lawyer is familiar with the location as they will make use of local connections and insight. It is possible that they would have conducted otherproperties in the same street. Therefore consider using a Willesden conveyancing firm. In addition, be sure that the conveyancing firm is on the on the approved list for your mortgage company. It is claimed that nearly one in five of Willesden conveyancing transactions are delayed or jeopardised after finding out that a purchaser’s conveyancer was not on their mortgage lender’s member panel. In many cases this discovery resulted in the transaction being delayed by almost three weeks. It is estimated that this issue impacts in the region of 100,000 home moves every year. Almost all Willesden conveyancing practices can not represent certain lenders so do check at the outset.

My husband and I are in the process of looking at houses in Willesden and I am about to put in an offer. Is it advisable to have my conveyancing practitioner on ‘stand by’? I intend to finance via a mortgage with Kent Reliance.

You should start requesting conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the estate agent. Given that you are obtaining a mortgage with Kent Reliance, ask your prospective lawyers if they are on the Kent Reliance conveyancing panel otherwise they can't do the mortgage legal work.

Intending to buy a apartment in Willesden. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the RBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Willesden lawyer is on the RBS conveyancing panel.

RBS have agreed my mortgage in principle, my bid on a apartment in Willesden has been accepted, now what?

Your property agent will wish to know who your solicitors are (ensure that the lawyers are on the lender’s panel). Telephone RBS or your financial adviser and complete any outstanding paperwork. RBS will appoint a valuer who will get in touch with the estate agent or vendor to arrange a time for the valuation to take place. Once conducted (assuming no problems) it takes about ten days for the mortgage offer to be issued. RBS will issue the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Willesden.

About to purchase a new build apartment in Willesden. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Willesden

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

I've recently found out that there is a flying freehold element on a property I have offered on two weeks back in what should have been a simple, chain free conveyancing. Willesden is where the house is located. Can you shed any light on this issue?

Flying freeholds in Willesden are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Willesden you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Willesden may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

I've recently bought a leasehold flat in Willesden. Do I have any liability for service charges for periods before completion of my purchase?

In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I am the leaseholder of a ground-floor 1950’s flat in Willesden. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal make a decision on the sum payable for the purchase of the freehold?

Most definitely. We can put you in touch with a Willesden conveyancing firm who can help.

An example of a lease Extension case for a Willesden residence is First Floor Flat 47 Huddlestone Road in December 2010. the Tribunal a valuation of £13,000 for a lease extension having been asked to consider the premium following a vesting order being granted by Willesden County Court On 14th September 2009 This case was in relation to 1 flat. The unexpired term was 71.87 years.