I had intended to instruct a property lawyer in Harlesden for our home move. Our financial adviser informed us that our bank Lloyds TSB Bank won't deal with them. Why is this not regarded as unfair competition?

Lenders tend to restrict either the type or the amount of conveyancing firms on their member panel. A common example of such restriction(s) being that a law practice must not be a sole practitioner. In addition to restricting the type of firm, a few lenders have decided to limit the number of solicitor practices they use to represent them. You should note that Lloyds TSB Bank have no responsibility for the quality of advice provided by any member of Lloyds TSB Bank Conveyancer Panel. Mortgage fraud was a key driver in the reduction of conveyancing panels since 2008 even though there are differing opinions concerning the extent of solicitor engagement in some of that fraud. Statistics from the Land Registry reveal that plenty of law firms, including some in or near Harlesden only perform very few conveyances a year.

What is the difference between a licensed conveyancer and conveyancing solicitor in Harlesden

There are two types of lawyers who can do conveyancing in Harlesden namely CLC regulated conveyancers or solicitors. The two can administer the legal services that you need to complete the disposal or acquisition of property. Both are obliged to conduct Harlesden conveyancing to the same quality and guidelines so you can be sure that your conveyancing will be properly administered and that all necessary procedures should be correctly followed.

I am purchasing a property in Harlesden. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Barclays be concerned?

As your lender is Barclays your lawyer must check the conveyancing instructions contained in Section 2 of UK Finance Lenders’ Handbook for Barclays. The Council of Mortgage Lenders’ Handbook sets out minimum provisions for solar panel roof-space leases, and solicitors are required to report to Barclays where a lease fails to meet these conditions. The specifications relate to the installation of panels on properties countrywide and is not restricted to Harlesden.

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

Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

The estate agent has sent us the confirmation of our purchase of a new build flat in Harlesden. Conveyancing is a frightening process 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 selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Harlesden

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. 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. Forfeiture - bankruptcy or liquidation must not apply under this provision. 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.

How difficult is it to swap solicitor as I have to select one who is on the Godiva Mortgages Ltd conveyancing panel. I hired a high street conveyancing solicitor in Harlesden five minutes from me but she is not approved by Godiva Mortgages Ltd

It would be our pleasure to help you select a conveyancing solicitor in Harlesden on the Godiva Mortgages Ltd panel. Please note that the conveyancers that we on the directory do not pay us a referral fee if you instruct them and are registered with the Solicitors Regulation Authority who oversee all conveyancing solicitors in Harlesden. In utilising search facility on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Harlesden.

I have recently had an offer accepted on an apartment in Harlesden and the mortgage adviser that we are dealing with recommended his conveyancer. She quoted a thousand pounds plus VAT and 3rd party costs. Does this sound reasonable?

Don't just go on 1 quote. One should seek like-for-like quotes for your conveyancing in Harlesden. Then pick one that you trust and crucially, is on the approved list of the bank that you are sourcing your mortgage from.