I had a mortgage agreed in principle with Skipton. Kensal Rise conveyancing practitioners were chosen. What is the average time that one could expect to receive a mortgage offer from Skipton?

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

It is unclear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Kensal Rise bank branch on various occasions and was told it does not affect the mortgage offer and they will lend. My Kensal Rise conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they would not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?

As long as the conveyancer is on the bank approved list, she or he must comply with the Council of Mortgage Lenders’ Handbook conditions for the bank. 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 remaining.

I have finally had an offer on an apartment in Kensal Rise agreed to, the vendors do nevertheless have a dependent purchase. The owners have put an offer on a property, but it’s not yet agreed to, and have viewings of other apartments booked. I have instructed a bricks and mortar conveyancing solicitor in Kensal Rise. What should be my next step? When should I get the mortgage application with Santander going?

It is understandable to have anxieties where there is a chain as you are unlikely to want to incur costs prematurely (mortgage application is in the region of one thousand pounds, then valuation, Kensal Rise conveyancing search fees, etc). The first thing to do is check that your property lawyer is on the Santander approved list. As to the next stages this very much dictated by the circumstances of your case, desire for the property and on the state of the market. During a buoyant market many purchasers would apply for the mortgage with Santander and pay for the valuation and only if it was satisfactory would they pay their conveyancer to proceed with searches.

How does conveyancing in Kensal Rise differ for newly converted properties?

Most buyers of new build property in Kensal Rise contact us having been asked by the developer to sign contracts and commit to the purchase even before the premises is ready to move into. This is because house builders in Kensal Rise tend to purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Kensal Rise or who has acted in the same development.

In my capacity as executor for the will of my aunt I am selling a property in Cardiff but I am based in Kensal Rise. My solicitor (approximately 200 miles from merequires that I execute a statutory declaration ahead of completion. Could you suggest a conveyancing practitioner in Kensal Rise to witness this legal document for me?

strictly speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or qualified solicitor will do regardless of whether they are Kensal Rise based

All being well we will complete the disposal of our £225,000 flat in Kensal Rise in just under a week. The managing agents has quoted £324 for Certificate of Compliance, building insurance schedule and previous years statements of service charge. Is the landlord entitled to charge such fees for a flat conveyance in Kensal Rise?

Kensal Rise conveyancing on leasehold maisonettes ordinarily necessitates administration charges levied by management companies :

Answering conveyancing due diligence enquiries Where consent is required before sale in Kensal Rise Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your lawyer will have no control over the level of the charges for this information but the average costs for the information for Kensal Rise leasehold property is £350. For Kensal Rise conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to provide answers.

We have reached the end of our tether in trying to purchase the freehold in Kensal Rise. Can the Leasehold Valuation Tribunal adjudicate on premiums?

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

An example of a Lease Extension case for a Kensal Rise flat is 85A Chevening Road in August 2013. the Tribunals conclusions resulted in a payment of a premium for the new lease in the sum of £11,211 This case was in relation to 1 flat. The number of years remaining on the existing lease(s) was 84.34 years.

I today plan to offer on a house that seems to tick a lot of boxes, at a reasonable price which is making it all the more appealing. I have subsequently discovered that the title is leasehold as opposed to freehold. I would have thought that there are issues purchasing a house with a leasehold title in Kensal Rise. Conveyancing solicitors have not yet been appointed. Will they explain the issues?

The majority of houses in Kensal Rise are freehold and not leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can help the conveyancing process. It is clear that you are purchasing in Kensal Rise so you should seriously consider shopping around for a Kensal Rise conveyancing practitioner and check that they are used to advising on leasehold houses. First you will need to check the unexpired lease term. As a tenant you will not be entirely free to do whatever you want with the house. The lease comes with conditions such as requiring the freeholder’spermission to conduct changes to the property. You may also be required to pay a contribution towards the maintenance of the communal areas where the house is located on an estate. Your conveyancer will report to you on the legal implications.