I am expecting a offer of a home loan from Santander. My intention is to instruct a Licensed Conveyancer in North West London. Does the Santander Conveyancing panel allow for conveyancers regulated by the CLC?

The Santander approved solicitor list is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

I purchased a freehold property in North West London but nevertheless charged rent, why is this and what is this?

It’s unusual for properties in North West London and has limited impact for conveyancing in North West London 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 date back many centuries, but the Rent Charge Act 1977 barred the generation of fresh rentcharges from 1977 onwards.

Old rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 is to be extinguished.

I need to instruct a conveyancing lawyer in North West London for my sale. Can I see a solicitor's complaints history with the legal regulator?

Members of the public may find published Solicitor Regulator Association (SRA) determinations stemming from inquisitions from 2008 onwards. Visit Check a solicitor's record. For records Pre 2008, or to check a firm's record, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, call +44 (0)121 329 6800. The regulator could monitor call for training requirements.

Can you offer any advice when it comes to choosing a North West London conveyancing practice to carry out our lease extension conveyancing?

When appointing a conveyancer for lease extension works (regardless if they are a North West London conveyancing firm) it is essential that they be familiar with the legislation and specialises in this area of work. We recommend that you talk with several firms including non North West London conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be helpful:

If the firm is not ALEP accredited then what is the reason? What volume of lease extensions have they carried out in North West London in the last year?

I inherited a 1st floor flat in North West London, conveyancing was carried out 7 years ago. Can you work out an approximate cost of a lease extension? Comparable properties in North West London with a long lease are worth £176,000. The ground rent is £50 levied per year. The lease ceases on 21st October 2105

With 80 years left to run we estimate the price of your lease extension to span between £8,600 and £9,800 as well as costs.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more detailed due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.

Can you set out some of compelling benefits to choosing a high street lawyer in North West London

A significant proportion of house movers in North West London select a nearby high street conveyancer so that they can visit if they have questions, and to execute documents rather taking the chance of relying on the post.

Some would allege that there is a slight benefit when using a lawyer nearby to a premises you are purchasing, due to the familiarity of the area and possible local concerns - however this is moot. The majority of conveyancers are now over the internet and may be almost anywhere.