We are acquiring a newly constructed duplex in Cricklewood and my solicitor is advising me that she is duty bound to the mortgage company to reveal incentives from the developer. I am under pressure to sign contracts and I would rather not delay matters. is my lawyer playing by the book?

You should not exchange unless you have been advised to do so by your solicitor. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook specifications. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

At what point can the exchange of contracts occur in sale conveyancing in Cricklewood and am I required to attend the solicitors office?

Where you are near to one of the conveyancing solicitors in Cricklewood you are invited in to sign the paperwork. That being said, the lender approved solicitors we work with offer countrywide coverage for conveyancing and provide as equally detailed and professional a job for you when communicating with you digitally. The signing of the contract is not the point of no return. A signed contract simply enables the firm to exchange contracts when the time is right, which is ordinarily shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Cricklewood)to be in the office available at the end of the phone to exchange contracts.

We hope to to purchase with Earl Shilton BS. We have called around locally but am unable to find a Cricklewood conveyancing firm on the Earl Shilton BS panel. Could you help?

Please do take advantage of the search tool on this web page. Please choose the mortgage company and type Cricklewood or your location and you will be presented with a number of lawyer offices in Cricklewood or nearest you.

Forgive me if this question is silly but I am unseasoned as FTB of a garden flat in Cricklewood. Do I collect the keys to the house on completion from my solicitor? If so, I will find a local conveyancing solicitor in Cricklewood?

On the day of completion you do not need to attend the conveyancers office in Cricklewood. Conveyancing lawyers for you will arrange to send the purchase money to the owner’s lawyers, and shortly after the monies have arrived, you will be called to receive the keys from the Estate Agents and start moving into the property. Usually this occurs early afternoon.

Can you help - my lawyer advises that restrictive coveneant insurance is required on my purchase. What is the level of cover for Cricklewood conveyancing?

The right level of restrictive coveneant indemnity insurance depends on your lender. It would differ for example between Halifax and Norwich and Peterborough Building Society. Conveyancing lawyers as opposed to borrowers take out such insurances.

Can you point me to a directory of TSB panel solicitors in Cricklewood on the Council of Mortgage Lender’s Website?

Unfortunately not yet. There is no such directory service on the CML or Building Society Association sites. Very few banks make their panel listings viewable on the web. Where you are looking for a Cricklewood property lawyer on the TSB please use our facility.

Do you have any advice for leasehold conveyancing in Cricklewood with the intention of speeding up the sale process?

• A significant proportion of the delay in leasehold conveyancing in Cricklewood can be bypassed if you appoint lawyers as soon as your agents start advertising the property and ask them to put together the leasehold documentation which will be required by the buyers’ representatives.
Some Cricklewood leases require Licence to Assign from the landlord. If this applies to your lease, it would be prudent to notify your estate agents to make sure that the purchasers put in hand financial (bank) and professional references. Any bank reference will need to confirm that the buyers are able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their solicitors. In the event that you altered the property did you need the Landlord’s consent? In particular have you laid down wooden flooring? Cricklewood leases often stipulate that internal structural alterations or laying down wooden flooring calls for a licence issued by the Landlord acquiescing to such alterations. If you dont have the consents to hand you should not communicate with the landlord without contacting your solicitor before hand. You may think that you are aware of the number of years remaining on your lease but it would be wise to double-check by asking your conveyancers. A buyer’s lawyer will not be happy to advise their client to proceed with the purchase of a leasehold property the remaining number of years is below 80 years. In the circumstances it is important at an as soon as possible that you consider whether the lease term requires a lease extension. If it does, contact your solicitors before you put your property on the market for sale.

I am the registered owner of a second floor flat in Cricklewood. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the amount due for the purchase of the freehold?

Where there is a absentee 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 LVT to assess the amount due.

An example of a Freehold Enfranchisement case for a Cricklewood residence is 73 and 73a St. Pauls Avenue in October 2013. the Tribunal held in accordance with section32 and Schedule 6 of the Leasehold Reform,Housing and Urban Development Act 1993 that the premium for the enfranchisement was
fifty three thousand three hundred and sixty one pounds (£53,361.00) This case related to 2 flats. The remaining number of years on the lease was 64.61 and 67.18.