I am getting a mortgage with Nat West. My intention is to retain the legal services of a Licensed Conveyancer in Dollis Hill. Does the Nat West Conveyancing panel exclude conveyancers regulated by the CLC?

The Nat West conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

Have just purchased a probate house at auction in Dollis Hill. Conveyancing is necessary. What is next?

Now that you have exchanged you should retain a conveyancing solicitor quickly as you now have a fast approaching deadline in which to complete the purchase. Every auction property will have an associated legal set of papers. This will include most,if not all of the paperwork that your solicitor will need. If you have purchased leasehold property the legal papers should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to a leasehold property. You must hand this to the lawyer working for you at the earliest opportunity. You also need to ensure that that you have the requisite funding in order to complete on the on the contractual date .

I happen to be the only recipient of my late father’s will and I have everything in my name alone, including the my former home in Dollis Hill. The Dollis Hill property was put into my name in . I now wish to sell up. I do know about the CML 6 month 'rule', which means that my proprietorship may be regarded the same way as if I'd bought the property in . Do I have to wait 6 months to sell?

The Council of Mortgage Lenders’ handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be caught by that. How sensible a view mortgage companies take of it, depend on the bank as this requirement is primarily there to identify the purchase and immediately sell or the wholesaling and assigning of property.

Completion of my purchase has taken place for my property in Dollis Hill. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?

All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

I need some expedited conveyancing in Dollis Hill as I am faced with pressure to complete in less than one month. Thankfully I do not need a mortgage. Is it possible to decline from having conveyancing searches to save fees and time?

As you are are a cash purchaser you are at free not to have searches conducted although no lawyer would advise that you don't. With plenty of history conveyancing in Dollis Hill the following are instances of what can show up and therefore affect the marketability of the property: Refused Planning Applications, Outstanding Fees, Overdue Grants, Railway Schemes,...

Due to the advice of my in-laws I had a survey completed on a house in Dollis Hill prior to instructing solicitors. I have been informed that there is a flying freehold element to the property. The surveyor advised that some banks may refuse to issue a loan on this type of premises.

It varies from the lender to lender. Lloyds has different requirements from Nationwide. If you contact us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Dollis Hill. Conveyancing may be slightly more expensive based on your lender's requirements.

I am tempted by the attractive purchase price for a two maisonettes in Dollis Hill which have about forty five years unexpired on the lease term. Do I need to be concerned?

There are no two ways about it. A leasehold flat in Dollis Hill is a deteriorating asset as a result of the shortening lease. The nearer the lease gets to zero years unexpired, the more it adversely affects the marketability of the property. The majority of buyers and mortgage companies, leases with under 75 years become less and less attractive. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Dollis Hill conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

I am the registered owner of a 1 bedroom flat in Dollis Hill, conveyancing having been completed 3 years ago. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Dollis Hill with over 90 years remaining are worth £165,000. The ground rent is £45 charged once a year. The lease comes to an end on 21st October 50

With only 50 years unexpired we estimate the price of your lease extension to be between £36,100 and £41,800 as well as professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of detailed investigations. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.