I am hoping to move into my new home in Kilburn Park next Monday. My solicitor now wants me to supply her with proof of content and building insurance for the property as as she informs me that she is duty bound to validate that it is in order for the lender. What does the insurance need to cover?

All property lawyers on acting for mortgage companies would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 instructions. These requirements are not limited to conveyancing in Kilburn Park.

We are expecting a mortgage offer soon. The lender mentioned the home loan came with free conveyancing. Is the implication that I have to appoint their panel lawyer as I would much rather appoint a Kilburn Park based conveyancing firm?

Do check but the chances are that give you one of their panel conveyancers where you want the "fee-free" offer. Speak to the lender to ask if they allow a monetary alternative. In the past a few mortgage companies offered a £250 cashback as a further option in which case you could put that amount towards the cost for your conveyancing solicitor near Kilburn Park.

I have been told that property searches are the number one reason for hinderance in Kilburn Park house deals. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) published findings of research by MoveWithUs that conveyancing searches do not figure amongst the top 10 causes of hindrances in the conveyancing process. Searches are not likely to be the root cause of slowing down conveyancing in Kilburn Park.

Over the last few months I have been searching for a leasehold apartment up to £245,000 and found one near me in Kilburn Park I like with open areas and transport links in the vicinity, however it only has 51 years unexpired on the lease. There is not much else in Kilburn Park suitable, so just wondered if I would be making a mistake acquiring a short lease?

If you require a mortgage that many years will likely be an issue. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least twenty four months you could ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this.

Planning to sign contracts shortly on a basement flat in Kilburn Park. Conveyancing solicitors inform me that they report fully tomorrow. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in Kilburn Park should include some of the following:

You should have a good understanding of the insurance provisions How long the lease is. You should be advised as what happens when the lease expires, and aware of the importance of the 80 year mark Do you need to have carpet in the flat or are you allowed wood flooring? Where does the liability rest to repair and maintain the main walls and foundations. It is important that you know which party is duty bound to repair and maintenance of all parts of the block and communal areas What you can do if a neighbour breaches a clause of their lease?

I am the registered owner of a ground-floor 1960’s flat in Kilburn Park. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal make a decision on the premium due for the purchase of the freehold?

You certainly can. We are happy to put you in touch with a Kilburn Park conveyancing firm who can help.

An example of a Freehold Enfranchisement case for a Kilburn Park premises is 4 & 4A Charteris Road in June 2009. the Tribunal held that the price to be paid for the enfranchisement of 4/4a Charteris Road to be £15,510 for at 4and £15,694 for at 4a This case was in relation to 2 flats. The unexpired term as at the valuation date was 70.02 years.