There is lots of information on this site about conveyancing in Harlesden but what is your top tip for choosing the right conveyancer in Harlesden

We would encourage you not to base your choice on the lowest Harlesden conveyancing fees. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.

Is it the case that all Harlesden solicitor practices on the Virgin Money conveyancing panel are governed by the SRA?

As a firm of solicitors, in order to be on the Virgin Money approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. The majority of lenders do list licenced conveyancers on their panel in which case such organisation would be overseen by the CLC.

I am selling my house. I had a double glazing fitted in September 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Yorkshire BS are being problematic. The Harlesden solicitor who is on the Yorkshire BS conveyancing panel is saying indemnity insurance will be fine but Yorkshire BS are requiring a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?

It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I am buying a new build apartment in Harlesden. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Harlesden

Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. There must be mutual enforceability of lessee’s covenants. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.

I opted to have a survey done on a property in Harlesden before appointing conveyancers. I have been informed that there is a flying freehold element to the house. The surveyor advised that some lenders will refuse to issue a loan on a flying freehold premises.

It varies from the lender to lender. Bank of Scotland has different requirements for example to Birmingham Midshires. Should you wish to call us we can look into this further with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Harlesden. Conveyancing will be smoother if you use a solicitor in Harlesden especially if they are familiar with such properties in Harlesden.

How simple is it to swap solicitor as I have to choose a firm on the Aldermore conveyancing list. I instructed a local conveyancing solicitor in Harlesden round the corner but she is not approved by Aldermore

It would be our pleasure to assist you select a conveyancing solicitor in Harlesden on the Aldermore panel. Please note that the conveyancers that we on the directory do not pay us fee if you instruct them and are fully regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Harlesden. Using the find a conveyancing solicitor tool on this page, you can scrutinise costs for conveyancing solicitors in Harlesden and throughout England and Wales.

I am just shy of a 10% deposit on my house purchase in Harlesden , but I am keen exchange. Do I have options?

You can agree a lesser deposit. Most vendors will accept a lower deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last minute