My lawyer has uncovered a a problem with the lease for the property we are purchasing in North West London. The seller’s lawyers have put forward title insurance as a workaround. We are happy with insurance and will pay for it. Our property lawyer says that he must be satisfied that the lender is happy with this solution. Who is the client here, us or the bank?

The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the lender are the client. Your property lawyer must comply with the UK Finance Lenders’ Handbook provisions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your conveyancer will have no choice but to discontinue acting for you.

Is there anything unique about your site and alternative web based conveyancing solicitors for conveyancing in North West London?

At this site get a fixed fee costs illustration from a Solicitor or Licensed Conveyancer that has a full understanding of the nuances for your conveyancing in North West London. As opposed to estate agents and brokerage sites we do not operate referral arrangements with solicitors. Many agents and online brokers 'recommend' the firm that pays the most commission, rather than the best value conveyancing in North West London

I need to retain a conveyancing solicitor for freehold conveyancing in North West London. I happened to chance upon a site which appears to be the ideal solution If there is a chance to get all formalities completed via web that would be preferable. Should I be wary? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

Do you have any advice for leasehold conveyancing in North West London from the point of view of speeding up the sale process?

• Much of the delay in leasehold conveyancing in North West London can be bypassed if you get in touch lawyers as soon as you market your property and ask them to put together the leasehold documentation which will be required by the purchasers’ representatives.
Some North West London leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, it would be prudent to place the estate agents on notice to make sure that the purchasers obtain bank and professional references. Any bank reference will need to confirm that the buyers are financially capable of paying 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 buyers or their solicitors. If you hold a share in a the Management Company, you should ensure that you have the original share certificate. Organising a duplicate share certificate is often a lengthy process and delays many a North West London home move. If a reissued share is necessary, do contact the company officers or managing agents (where applicable) for this at the earliest opportunity. If there is a history of conflict with your landlord or managing agents it is very important that these are resolved prior to the flat being marketed. The purchasers and their solicitors will be reluctant to purchase a flat where there is a current dispute. You may have to bite the bullet and pay any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the buyers, but it is clearly preferable to reveal the dispute as historic rather than ongoing.

Leasehold Conveyancing in North West London - Sample of Queries Prior to buying

The prefered form of lease structure is if the freehold interest is in the ownership of the leaseholders. In this scenario the lessees enjoy control and notwithstanding that a managing agent is usually retained if it is larger than a house conversion, the managing agent is directed by the tenants. Please note that where the lease has less than eighty years it will have adverse implications on the marketability of the apartment. Check with your lender that they are happy with residual term of the lease. Leases with fewer than 80 years remaining means that you will almost definitely require a lease extension sooner rather than later and it is worth discovering how much this will be. For most North West Londonlease extensions you would need to own the premises for two years before you are legally able to extend the lease. Is the freehold reversion owned collectively by the tenants?

I am in the process of buying my 1st property in North West London. Conveyancing practitioner has been selected. The broker pointed out that a survey is not necessary as the house was only built in 2001.

You would be best advised to have a Home Buyer's Report. Given the premises was constructed over a decade ago the property will be without a warranty, so you would be well advised not to take a risk. For a property that age with no signs of problems a Home Buyer's report could suffice. They will highlight any apparent problems and recommend further investigation if relevant. Where there are any indications of material issues get a comprehensive Building Survey from the beginning.