I just acquired a flat at auction in Kensal Green. Conveyancing is required. What happens now?

Given that you have now to in every practical sense signed on the dotted line you should find a conveyancing lawyer soon as you are facing a fast approaching a fixed date to complete the property. All auction property will ordinarily have an associated auction pack. This will include most,if not all of the documents that your conveyancer requires. If you have purchased leasehold premises the auction papers should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation specific to leasehold premises. You should give this to your appointed conveyancing solicitor as soon as possible. Do make sure that your finances are organised to complete on the on the contractual date .

Can you point me to a directory of Bank of Ireland panel solicitors in Kensal Green 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 lending institutions make their panel listings viewable over the internet. If you are looking for a Kensal Green conveyancer on the Bank of Ireland please use our facility.

I'm in the process of looking at houses in Kensal Green and I am now considering a potential offer. Should I already have a conveyancer in place at this point? I am planning to take a home loan with Lloyds.

It would be sensible to instigate your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the selling agent. As you are obtaining a mortgage with Lloyds, make sure you remember to check that your lawyer is on the Lloyds conveyancing panel.

How does conveyancing in Kensal Green differ for newly converted properties?

Most buyers of new build or newly converted property in Kensal Green contact us having been asked by the developer to sign contracts and commit to the purchase even before the property is finished. This is because house builders in Kensal Green tend to purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Kensal Green or who has acted in the same development.

We're new on the property ladder - had an offer accepted, yet the agent informed us that the vendor will only proceed if we appoint their recommended solicitors as they need an ‘expedited deal’. We would rather use a high street conveyancer used to conveyancing in Kensal Green

It is highly unlikely the sellers are behind this. If they require ‘a quick sale', alienating a genuine purchaser is not the way to achieve this. Speak to the owners direct and explain that (a)you are serious buyers (b)you are ready to go, with finances in place © you have nothing to sell (d) you intend to proceed fast (e)but you are going to instruct your preferred Kensal Green conveyancing firm - as opposed tothose that will give their negotiator at the agency a introducer fee or achieve conveyancing thresholds demanded by corporate headquarters.

I am hoping to put an offer on a small detached house that appears to be perfect, at a great price which is making it more attractive. I have subsequently discovered that the title is leasehold rather than freehold. I am assuming that there are particular concerns buying a leasehold house in Kensal Green. Conveyancing solicitors have not yet been appointed. Will they explain the issues?

The majority of houses in Kensal Green are freehold and not leasehold. In this scenario it’s worth having a local solicitor who is familiar with the area who can help the conveyancing process. It is clear that you are purchasing in Kensal Green so you should seriously consider shopping around for a Kensal Green conveyancing solicitor and check that they are used to transacting on leasehold houses. First you will need to check the number of years remaining. As a tenant you will not be at liberty to do whatever you want to the property. The lease will likely included provisions such as requiring the landlord’spermission to carry out alterations. It may be necessary to pay a service charge towards the maintenance of the communal areas where the property is located on an estate. Your lawyer will appraise you on the various issues.

I have had difficulty in trying to purchase the freehold in Kensal Green. Can the Leasehold Valuation Tribunal adjudicate on premiums?

if there is a absentee freeholder or if there is dispute about what the lease extension should cost, under the relevant statutes it is possible to make an application to the Leasehold Valuation Tribunal to arrive at the sum to be paid.

An example of a Lease Extension matter before the tribunal for a Kensal Green property is 85A Chevening Road in August 2013. the Tribunals conclusions resulted in a payment of a premium for the new lease in the sum of £11,211 This case affected 1 flat. The unexpired term as at the valuation date was 84.34 years.

I need to swap lawyers as my Kensal Green lawyer is not on the mortgage company's panel of conveyancing solicitors. Is it practical to instruct different lawyers?

If you haven't yet appointed a conveyancer to do anything for you and have just received an estimate as to costs, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Kensal Green that you're thinking of instructing.