Are you able to vouch for a Britannia allowed Kingsbury conveyancing lawyer who can have us moved in within 28 days? Would it be better to use a local Kingsbury firm or an internet comparison site?

We can recommend some very good Kingsbury conveyancing firms. You can also walk up the high street in Kingsbury. Go in to a couple of firms and request to see a conveyancing solicitor for a fee estimate. Explain your time frames together with your reasons and get an assurance on speed. Appoint the lawyer that you trust.

Are the BSA planning on creating a searchable register to to identify practices on the Norwich and Peterborough Building Society conveyancing panel for example in Kingsbury?

We have not been informed any intention on the part of the BSA to develop such a tool.

What is your number one tip for choosing a conveyancing solicitor in Kingsbury

Do not opt for the lowest Kingsbury conveyancing fees. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.

I have a mortgage with Leeds Building Society for my property in Kingsbury. Conveyancing has been completed a year ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Leeds Building Society?

You must advise Leeds Building Society in advance of letting out your property as this is likely to be a breach of Leeds Building Society’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Leeds Building Society directly. It should not be necessary to do this via a Leeds Building Society conveyancing panel lawyer.

I am due to exchange contracts on my house. I had a double glazing fitted in December 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Leeds Building Society are being pedantic. The Kingsbury solicitor who is on the Leeds Building Society conveyancing panel is saying indemnity insurance will be fine but Leeds Building Society are insisting on a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?

It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I am buying a new build house in Kingsbury with the aid of help to buy. The builders would not move on the amount so I negotiated £7000 of fixtures and fittings instead. The property agent advised me not reveal to my lawyer about the side-deal as it would adversely affect my mortgage with the bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Having had my offer accepted I require leasehold conveyancing in Kingsbury. Before I set the wheels in motion I would like to find out the number of years remaining on the lease.

Assuming the lease is registered - and most are in Kingsbury - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I am the proprietor of a garden flat in Kingsbury. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal determine the sum due for the purchase of the freehold?

You certainly can. We can put you in touch with a Kingsbury conveyancing firm who can help.

An example of a Lease Extension case for a Kingsbury residence is 27B Hillside in February 2010. the resulting premium, all other aspects of the valuation having been agreed between the parties was set at £8,250 This case affected 1 flat. The unexpired lease term was 70.25 years.