I am in the market for a reasonably priced conveyancer. Should I go for for a national conveyancer as opposed to a high street Maida Vale conveyancing solicitor?

Established third party connections are another important factor to consider when choosing conveyancing solicitors. Maida Vale conveyancers often have connections with financial advisers and estate, local authorities, surveyors and other law firms meaning the whole process is going to be much more straightforward for you. Having a sound intelligence of the local area is also a plus .

I am the registered owner of a freehold premises in Maida Vale but nevertheless charged rent, why is this and what is this?

It is rare for properties in Maida Vale and has limited impact for conveyancing in Maida Vale but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the generation of new rentcharges from 1977 onwards.

Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 will be extinguished.

Can you help - my lawyer says that missing deeds insurance is required on my purchase. What is the level of cover for Maida Vale conveyancing?

The right level of missing deeds indemnity insurance depends on your lender. It would differ for example between Santander and The Royal Bank of Scotland. Conveyancing lawyers as opposed to members of the public take out such insurances.

I have paid off my mortgage with Nationwide. I assume I don't need a Maida Vale conveyancer on the Nationwide panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Nationwide mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nationwide mortgage from the register. Nationwide, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Nationwide has sent the Land Registry the discharge electronically, and
3. Nationwide has instructed the Land Registry to do so

I am due to exchange contracts on my apartment. I had a double glazing fitted in April 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Coventry BS are being pedantic. The Maida Vale solicitor who is on the Coventry BS conveyancing panel is saying indemnity insurance will be fine but Coventry BS are insisting on a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?

It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry 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've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Maida Vale is where the house is located. Is there any advice you can impart?

Flying freeholds in Maida Vale are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Maida Vale you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Maida Vale may ascertain 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 premises.

I'm converting the mortgage on my primary property to a BTL loan with Yorkshire Building Society and intend to use the remaining equity as a down payment on further house. The area we are looking at is Maida Vale. Will your lawyers be able to act for the two mortgage companies and tie in the two deals?

Do use our comparison tool on this site to check that the solicitors are approved by both mortgage companies. On the basis that they are your lawyer will be able to simultaneously deal with the two transactions but you should have a chat with you lawyer and communicate your expectations and needs.