Please could you recommend a Norwich and Peterborough Building Society accepted Swiss Cottage conveyancing practice that can complete within less than a month? Am I best advised to go for a local Swiss Cottage conveyancer or a nationwide firm?

We would be happy to suggest some excellent Swiss Cottage conveyancing firms. Another option is to visit the main road in Swiss Cottage. Visit some well established firms and ask to see a conveyancing solicitor for a fee estimate. Explain your expectations together with the reasons and get a commitment on speed. Select the one that appears most efficient.

I am the single recipient of my late mum's estate with all property in now in my sole name, including the my former home in Swiss Cottage. The Swiss Cottage property was put into my name in January. I plan to dispose of the property. I understand that there is a Mortgage Lenders six month 'rule', which means that my proprietorship will be considered the same way as though I had purchased the property in January. Is the property unsalable for six months?

The CML handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be affected by that. many mortgage companies would take a sensible view as this obligation chiefly exists to pick up on the purchase and immediately sell or the flipping of property.

Is it correct that all Swiss Cottage CQS (Conveyancing Quality Scheme) solicitors are on the TSB conveyancing panel?

A selection of lenders now make use of the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.

I have instructed a Swiss Cottage conveyancer having made sure that they are on the HSBC conveyancing panel. Does my lawyer arrange the survey of the property?

HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Swiss Cottage postcode. As you are getting a mortgage with HSBC, you could contact them to see if they have a list of approved surveyors in Swiss Cottage.

I bought my home on 16 April and my personal details are still not registered. Any reason for this? My conveyancing solicitor in Swiss Cottage said it would be formalised in a couple of weeks. Are properties in Swiss Cottage uniquely lengthy to register?

There is nothing unique about conveyancing in Swiss Cottage registration formalities. Rather than based on location, timeframes can adjust subject to who lodges the application, whether there are errors and whether the Land registry communicate with any third persons or bodies. Currently roughly three quarters of such applications are fully dealt with in less than three weeks but occasionally there can be extensive hold-ups. Registration takes place after the buyer is living at the property so an expedited registration is not always primary concern yet if it is urgent that the the registration takes place urgently then you or your solicitor could speak with the land registry and explain the circumstances.

How does conveyancing in Swiss Cottage differ for new build properties?

Most buyers of new build property in Swiss Cottage contact us having been asked by the developer to sign contracts and commit to the purchase even before the residence is constructed. This is because house builders in Swiss Cottage typically acquire 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 property lawyers 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 used to new build conveyancing in Swiss Cottage or who has acted in the same development.

If all goes to plan we aim to complete the disposal of our £300,000 maisonette in Swiss Cottage on Wednesday in a week. The managing agents has quoted £348 for Landlord’s certificate, insurance certificate and 3 years service charge statements. Is it legal for a freeholder to charge exorbitant fees for a leasehold conveyance in Swiss Cottage?

For most leasehold sales in Swiss Cottage conveyancing will involve, queries regarding the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

Addressing pre-contract enquiries Where consent is required before sale in Swiss Cottage Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your solicitor will have no control over the level of the charges for this information but the average costs for the information for Swiss Cottage leasehold premises is £350. For Swiss Cottage conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to provide answers.

Notwithstanding our best efforts, we have been unsuccessful in trying to purchase the freehold in Swiss Cottage. Can the Leasehold Valuation Tribunal adjudicate on premiums?

Where there is a missing freeholder or where there is dispute about what the lease extension should cost, under the relevant legislation you can apply to the Leasehold Valuation Tribunal to judgment on the premium.

An example of a Lease Extension decision for a Swiss Cottage residence is First Floor Flat 20 Fitzjohns Avenue in July 2014. the Tribunal decided that the premiums to be paid for new leases in respect of the Raised Ground Floor Flat and the First Floor Flat were to be calculated as: Raised Ground Floor: £765,175.14 First Floor: £601,617.77 This case related to 2 flats. The unexpired term as at the valuation date was 16.83 and 16.43.