Our family solicitor has given a fee calculation of £1350 for freehold conveyancing in Kensal Green. I’m hoping to downsize from a Edwardian house for £250,000. Are the quoted fees excessive? Is it in excess of what I should be paying for conveyancing in Kensal Green?

The charges are a bit high. If you are happy to invest time contrasting quotes you may be able to trim some of the expense by say £100 plus VAT. That being said, you mightcome to rue opting for an a cheaper solicitor. If is important to check that the conveyancer can also act for your mortgage company. Do make use of our search tool to get a quote a Kensal Green conveyancing practice on the lender’s member panel which can often include conveyancing solicitors in Kensal Green.

Please explain the implications if my lawyer’s firm is expelled from the Nottingham Solicitor panel ahead of completing my conveyancing in Kensal Green?

First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

I have decided to exercise my right to buy my property in Kensal Green off the council. I have a mortgage agreed with Co-operative. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Co-operative, you will need to appoint a solicitor on the Co-operative conveyancing panel.

Completion of my purchase has taken place for my property in Kensal Green. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?

All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

I am due to exchange contracts on my apartment. I had a double glazing fitted in March 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Nationwide are being difficult. The Kensal Green solicitor who is on the Nationwide conveyancing panel is recommending indemnity insurance as a solution but Nationwide are insisting on a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?

It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide 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've recently found out that there is a flying freehold element on a house I put an offer in last month in what should have been a quick, no chain conveyancing. Kensal Green is the location of the property. What do you suggest?

Flying freeholds in Kensal Green are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Kensal Green you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Kensal Green 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.

What is the reason for new build conveyancing in Kensal Green being more expensive?

Conveyancing in Kensal Green for newly converted or new build homes usually involve adoption of highways & drains, building regulations approval, planning permission, new build warranties such NHBC as well as further queries and contractual considerations.