I am need of leasehold conveyancing for an apartment in a relatively new development (five years old) in Lisson Grove. The vast majority the flats have already been sold. Do I need carry out the neighbourhood searches as part of conveyancing in Lisson Grove?

You would be opening yourself up to an unnecessary risk in failing carrying out Lisson Grove conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal requirement to have them, but we would absolutely advise in the strongest possible terms that you have them. If accelerating the process and price are top of your concerns you should consider with your solicitor about the options such as lack of search insurance available to you

Two weeks ago we had a mortgage agreed in principle with HSBC. Lisson Grove conveyancing solicitors are chosen. What is the average time that one could expect to receive a mortgage offer from HSBC?

Some lenders take longer than others. Have HSBC conducted the survey? Have you advised HSBC as to your lawyers' details and checked that your lawyers are on the HSBC conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I have decided to exercise my right to buy my property in Lisson Grove off the council. I have a mortgage agreed with Barclays. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use 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 Barclays, you will need to appoint a solicitor on the Barclays conveyancing panel.

Yorkshire BS have agreed my home loan in principle, my bid on a apartment in Lisson Grove has been accepted, what are the next steps?

The estate agent will need to be advised as to your conveyancer's details (make sure the conveyancing practitioners are on the lender’s approved list). Call up Yorkshire BS or the broker and finish off any outstanding forms. Yorkshire BS will sellect a valuer who will get in touch with the estate agent or owners to arrange an appointment. Once carried out (assuming no problems) it takes on average ten days to receive the mortgage offer. Yorkshire BS will issue the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Lisson Grove.

The deeds to my home are lost. The solicitors who handled the conveyancing in Lisson Grove 5 years ago no longer exist. What do I do?

Assuming the title is registered the details of your ownership will be recorded by HMLR under a Title Number. It is easy to carry out a search at the Land Registry, locate your house and secure current copies of the property title for less than a fiver. If the title is Leasehold then the Land Registry will usually hold a file copy of the Registered Lease and again, a copy can be retrieved for £20 inclusive of VAT.

About to purchase a new build flat in Lisson Grove. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Lisson Grove

Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.

What does commercial conveyancing in Lisson Grove cover?

Lisson Grove conveyancing for business premises covers a broad array of advice, offered by qualified solicitors, relating to business premises. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.