I can't travel far from Harrow Weald. Please explain the reason why all Harrow Weald conveyancers are not on all mortgage company panels?

Before the recession most banks had an attitude to risk which differs from the current day. The Financial Services Authority in 2010 instigated a thematic review into fraud which in summary warned lenders: know the conveyancing practitioners on your panel. As a result, banks have subsequently looked to extract more data from law firms about their processes and the staff employed by them and set certain criteria such as completing a minimum volume of transactions. Thousands of law practices have found themselves excluded from lender panels even though they had an exemplary disciplinary record, no complaints and no claims and didn't just 'dabble' in conveyancing. Many firms found it impossible satisfy the minimum amount of transactions the mortgage companies set.

I am buying a house for cash in Harrow Weald. I have been living for the previous 15 years in Harrow Weald. Conveyancing searches are expensive. As I know the road and vicinity very well should I not bother getting the solicitor to do all the conveyancing searches?

If you not getting a mortgage, then all but one or two of the Harrow Weald conveyancing searches are at your discretion. Your solicitor will try and steer you, no-doubt strongly, that you should have searches completed, but she is duty bound to do this. Do consider; if you are going to dispose of the house at a future date, it could be of importance to your prospective purchaser what the searches disclose. On occasion houses with no practical issues can still throw up negative search results. A good conveyancing solicitor in Harrow Weald should provide you some practical guidance concerning this.

Just acquired a detached house in Harrow Weald , how long will it take for the Land Registry to register my ownership? My Harrow Weald conveyancing solicitor works at snail pace, so I want to check that my name is recorded.

As far as conveyancing in Harrow Weald is concerned, registration is no faster or slower than anywhere else in the country. As opposed to being determined by geographic area, timeframes can differ subject to who lodges the application, whether there are errors and if the Land registry communicate with any other parties. As of today in the region of 80% of submission are fully dealt with within two weeks but occasionally there can be protracted delays. Historically registration takes place once the buyer has moved in to the property so registration formalities is not typically an essential issue yet if it is urgent that the the registration takes place urgently then you or your conveyancer could communicate with the Registry to express the reasoning for an expedited registration.

I am intending to rent out my leasehold apartment in Harrow Weald. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?

Some leases for properties in Harrow Weald do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably refuse but, in such cases, they would need to see references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

I have attempted and failed to negotiate with my landlord for a lease extension without any joy. Can the Leasehold Valuation Tribunal decide on such matters? Can you recommend a Harrow Weald conveyancing firm to help?

Most certainly. We are happy to put you in touch with a Harrow Weald conveyancing firm who can help.

An example of a Lease Extension case for a Harrow Weald flat is flat 93b Welldon Crescent in May 2009. The Tribunals valuation for a 90-year lease extension of this fat was £13,171 This case related to 1 flat. The number of years remaining on the existing lease(s) was 75.25 years.

I am an executor of my recently deceased mum’s Will, with a property in Harrow Weald which will be sold. The property is unregistered at HMLR and I'm told that many purchasers will insist that it is in place before they will move forward. What's the procedure for this?

In the situation that you have set out it seems prudent to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.