I am need of leasehold conveyancing for a flat in a relatively new development (seven years built) in Belsize Park. The vast majority the flats have already been sold. Is it strictly necessary to order conveyancing searches as part of conveyancing in Belsize Park?

If you are buying a property with the assistance of a loan, your bank will insist on some (many) of the searches so you'll have no choice. If not, then Belsize Park conveyancing searches are for you to decide upon. No doubt your conveyancer, will 'advise', perhaps in the strongest possible terms, that you should have the searches done, but he or she has a professional duty to do this. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you choose to instruct your lawyer to proceed without searches then your lawyer will have to follow your instructions or you may need to instruct a new lawyer for your conveyancing in Belsize Park.

Last month we had a mortgage agreed in principle with Barclays. Belsize Park conveyancing lawyers were selected. How long does it take for Barclays to send the offer to the lawyer?

Some lenders take longer than others. Have Barclays completed the valuation? Have you advised Barclays as to your lawyers' details and checked that your lawyers are on the Barclays conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

Completion of my remortgage has taken place for my property in Belsize Park. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?

All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

It is unclear whether my bank requires a lease extension. I have called my Belsize Park building society branch on various occasions and was told they are content with the situation and they would lend. My Belsize Park conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they would not lend in accordance with their specific requirements. Who do I believe?

The conveyancing practitioner must follow the Council of Mortgage Lenders’ Handbook section two specifications for your lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

The estate agent has sent us the confirmation of our purchase of a new build flat in Belsize Park. 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 legal work.

Set out below are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Belsize Park

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. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please supply a car parking plan. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.

In my capacity as executor for the will of my uncle I am disposing of a house in Monmouth but live in Belsize Park. My solicitor (approximately 235 miles awayhas requested that I sign a stat dec ahead of completion. Could you suggest a conveyancing lawyer in Belsize Park who can witness and place their company stamp on the document?

Technically speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will be fine regardless of whether they are Belsize Park based

I am on look out for some leasehold conveyancing in Belsize Park. Before I get started I require certainty as to the number of years remaining on the lease.

Assuming the lease is recorded at the land registry - and 99.9% are in Belsize Park - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I have tried to negotiate informally with with my landlord to extend my lease without success. Can a leaseholder apply to the Leasehold Valuation Tribunal? Can you recommend a Belsize Park conveyancing firm to represent me?

Most definitely. We are happy to put you in touch with a Belsize Park conveyancing firm who can help.

An example of a Lease Extension matter before the tribunal for a Belsize Park property 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 was in relation to 2 flats. The number of years remaining on the existing lease(s) was 16.83 and 16.43.