We have very pushy sellers who has insisted on a exclusivity contract with a payment of 5k. Is it wise to enter into such agreements?

This form of agreement is not the norm in Willesden, conveyancers are often found to direct clients away from them as they detract from focusing on the primary objective, namely conveyancing and if you end up losing your deposit then the lawyer at best left with an upset client and at worst a litigious one. In addition, there is no guarantee that just because the seller has signed a lock out agreement they will complete the sale with you. They may be in contravention of the contract if they are offered a large enough financial inducement to do so because a wronged claimant with the benefit of a exclusivitycontract will still be duty bound to establish consequential losses from the breach and this may not compare to the extra amount that your vendor may gain by breaching the agreement, no matter how morally shameful the behaviour is.

I am due to move home in January. Will my conveyancing solicitor liaise with the removal company on the day of completion. On a separate note, can you recommend a removal company in Willesden. Conveyancing solicitor was found before I stumbled across this site.

On the day of completion you can collect the keys from the selling agent but this should only occur when the vendors lawyers advise the agent that they acknowledge receipt of the completion payment and the keys can be passed over. You can tell the removal men that you are ready to move in. We do not suggest a particular removal organisation but can assist you in locating a residential property solicitor in Willesden or a firm that specialises in conveyancing in Willesden.

Are all Willesden Conveyancing Quality Solicitors on the Co-operative conveyancing panel?

Some major banks and building societies now utilise the accreditation scheme as the starting point for Panel membership 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 firms wishing to join their approved list of firms.

I had a mortgage agreed in principle with TSB. Willesden conveyancing lawyers were selected. What is the average time that one could expect to receive a mortgage offer from TSB?

There is no definitive answer here. Have TSB done the survey? Have you informed TSB as to your lawyers' details and checked that your lawyers are on the TSB conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I decided to have a survey carried out on a property in Willesden in advance of appointing lawyers. I have been advised that there is a flying freehold aspect to the property. My surveyor has said that some lenders tend not grant a mortgage on a flying freehold property.

It varies from the lender to lender. Lloyds has different instructions from Nationwide. If you call us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Willesden. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Willesden to see if the conveyancing will be more expensive.

Can you provide any advice for leasehold conveyancing in Willesden from the point of view of expediting the sale process?

• A significant proportion of the delay in leasehold conveyancing in Willesden can be bypassed where you get in touch lawyers the minute you market your property and ask them to collate the leasehold information needed by the buyers’ representatives.
In the event that you altered the property did you need the Landlord’s permission? In particular have you laid down wooden flooring? Willesden leases often stipulate that internal structural alterations or laying down wooden flooring require a licence issued by the Landlord consenting to such alterations. Should you fail to have the paperwork to hand do not contact the landlord without checking with your solicitor first. Many landlords or managing agents in Willesden charge for supplying management packs for a leasehold home. You or your lawyers should discover the actual amount of the charges. The management information can be applied for as soon as you have a buyer, thus reducing delays. The average time it takes to receive management information is three weeks. It is the most usual cause of frustration in leasehold conveyancing in Willesden. If you have had any disputes with your freeholder or managing agents it is essential that these are settled before the property is put on the market. The buyers and their solicitors will be reluctant to purchase a flat where a dispute is unresolved. You may have to bite the bullet and pay any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the purchasers, but it is better to reveal the dispute as over as opposed to unsettled.

We have reached the end of our tether in seeking a lease extension in Willesden. Can this matter be resolved via the Leasehold Valuation Tribunal?

if there is a absentee landlord or where there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the First-tier Tribunal (Property Chamber) to determine the premium.

An example of a lease Extension matter before the tribunal for a Willesden residence is First Floor Flat 47 Huddlestone Road in December 2010. the Tribunal a valuation of £13,000 for a lease extension having been asked to consider the premium following a vesting order being granted by Willesden County Court On 14th September 2009 This case affected 1 flat. The unexpired lease term was 71.87 years.

My brother-in-law has suggested I instruct a conveyancing solicitor in Willesden. I need to find out if they are on the bank's conveyancing panel. Could you assist?

You should call the conveyancer and ask them if they are on the bank's panel. If that does not help get in touch with us and we can investigate and revert. Should the firm not be on the lender panel we can certainly arrange a specialist conveyancing solicitor in Willesden on the approved list for your mortgage company.