Unfortunately I am unable to travel far from West Harrow. I would like to know the reason why all West Harrow conveyancing practitioners aren't included on all bank panels?

Even though it may seem unfair for lenders to limit who can represent them, from the public’s or conveyancer’s standpoint, the the contrary view is that banks are increasingly anxious and feel it imperative to defend themselves against illegal activities. As a result of this concern lenders have consolidated their conveyancing panel to a size that they are happy to control.

I have today made my last payment due on my mortgage with Yorkshire BS. I assume I don't need a West Harrow conveyancing practitioner on the Yorkshire BS panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Yorkshire BS 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 Yorkshire BS mortgage from the register. Yorkshire BS, 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 Yorkshire BS has sent the Land Registry the discharge electronically, and
3. Yorkshire BS has instructed the Land Registry to do so

I am currently in the process of buying my council flat in West Harrow. I have a mortgage offer with Kent Reliance. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Kent Reliance, you will need to appoint a solicitor on the Kent Reliance conveyancing panel.

At last I have had an offer on a flat in West Harrow agreed to, but there is a chain. The sellers have offered on a flat, however it’s not yet tied up, and have viewings of other flats booked. I have selected a high street conveyancing solicitor in West Harrow. What should be my next step? When should I get the mortgage application with Aldermore going?

It is usual to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is in the region of £1k, then survey, West Harrow conveyancing search charges, etc). The first thing to do is check that your property lawyer is on the Aldermore conveyancing panel. As to the next phase this very much dictated by the uniqueness of your transaction, attraction to this property and on the state of the market. During a rising market many home buyers will apply for the mortgage with Aldermore and pay for the valuation and only if it was satisfactory would they ask their conveyancer to proceed with the conveyancing in West Harrow.

I need some quick conveyancing in West Harrow as I have an ultimatum to complete in less than 2 weeks. A mortgage is not required. Is it possible to decline from having conveyancing searches to save fees and time?

If.Given you are not taking a home loan you are at free not to do searches although no conveyancer would suggest that you don't. With plenty of history conveyancing in West Harrow the following are instances of what can crop up and adversely affect future mortgageability: Refused Planning Applications, Outstanding Charges, Outstanding Grants, Railway Schemes,...

Due to the guidance of my in-laws I had a survey completed on a house in West Harrow ahead of appointing solicitors. I have been advised that there is a flying freehold element to the property. Our surveyor has said that some mortgage companies will not issue a mortgage on this type of house.

It varies from the lender to lender. Bank of Scotland has different instructions from Halifax. Should you wish to telephone us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in West Harrow. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in West Harrow to see if the conveyancing will be more expensive.

I am a negotiator for a busy estate agent office in West Harrow where we see a few flat sales put at risk due to leases having less than 80 years remaining. I have been given inconsistent advice from local West Harrow conveyancing firms. Can you clarify whether the vendor of a flat can commence the lease extension formalities for the purchaser on completion of the sale?

Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the sale.

An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

My wife and I have hit a brick wall in trying to reach an agreement for a lease extension in West Harrow. Can this matter be resolved via the Leasehold Valuation Tribunal?

if there is a absentee freeholder or where there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to make a decision on the amount due.

An example of a Lease Extension case for a West Harrow premises is flat 93b Welldon Crescent in May 2009. The Tribunals valuation for a 90-year lease extension of this fat was £13,171 This case affected 1 flat. The unexpired term as at the valuation date was 75.25 years.