Please explain the implications if my lawyer’s firm is removed from the HSBC Solicitor panel ahead of completing my conveyancing in Neasden?

The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

What is your number one tip for finding a conveyancing solicitor in Neasden

It would be unwise to be tempted by the cheapest Neasden conveyancing costs illustration. You really do get what you pay for when it comes to conveyancing solicitors. 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.

A friend pointed out to me me that in buying a property in Neasden there may be various restrictions affecting the ability to carry out external changes to a property. Is this right?

We are aware of a number of properties in Neasden which have some sort of restriction or requirement of consent to external changes. Part of the conveyancing in Neasden should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

When it comes to mortgage companies such as HSBC, do Neasden conveyancers face a yearly amount to be on the list of approved solicitors?

We are not aware of any bank fees to register on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel application.

Should our lawyer be raising enquiries concerning flooding as part of the conveyancing in Neasden.

The risk of flooding is if increasing concern for conveyancers dealing with homes in Neasden. Plenty of people will buy a property in Neasden, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Solicitors are not best placed to give advice on flood risk, however there are a numerous searches that can be undertaken by the buyer or on a buyer’s behalf which will figure out the risks in Neasden. The conventional set of completed inquiry forms given to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) includes a standard question of the vendor to discover if the property has historically flooded. If the premises has been flooded in past which is not notified by the seller, then a purchaser could issue a compensation claim resulting from an misleading reply. The buyer’s lawyers may also commission an enviro report. This will disclose whether there is any known flood risk. If so, further investigations should be initiated.

I completed on my apartment on 2 August and the transaction details are still not on the land registry website. Should I be concerned? My conveyancing solicitor in Neasden said it should be registered in a couple of weeks. Are titles in Neasden uniquely lengthy to register?

There is nothing unique about conveyancing in Neasden registration formalities. Rather than based on location, timescales can vary subject to the party submitting the application, whether it is in order and if the Land registry have to notify any interested parties. As of today roughly 80% of such applications are fully dealt with within 12 days but occasionally there can be extensive hold-ups. Historically registration takes place after the purchaser has moved in to the premises thus an expedited registration is not typically an essential issue but where there is a degree of urgency associated with the registration then you or your solicitor can communicate with the Registry to express the reasoning for the application to be prioritised.

I am looking for a leasehold apartment up to £195,000 and identified one close by in Neasden I like with a park and transport links in the vicinity, however it only has 51 remaining years left on the lease. I can't really find anything else in Neasden for this price, so just wondered if I would be making a grave error buying a short lease?

Should you require a home loan that many years will be problematic. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least twenty four months you could ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this.