I require quick conveyancing in Northwick Park as I am faced with a deadline to exchange contracts within 3 weeks. Fortunately I do not need a mortgage. Is it possible to escape the need for conveyancing searches to save money and time?

As you are are a mortgage free buyer you are at liberty not to do searches although no law firm would recommend that you don't. Drawing on our experience of conveyancing in Northwick Park the following are examples of what can arise and therefore affect future mortgageability: Refused Planning Applications, Overdue Charges, Overdue Grants, Unadopted Roads,...

I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what was supposed to be a quick, no chain conveyancing. Northwick Park is the location of the property. Can you offer any assistance?

Flying freeholds in Northwick Park are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Northwick Park you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Northwick Park may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

I need to appoint a conveyancing solicitor for residential conveyancing in Northwick Park. I happened to chance upon a web site which seems to have the ideal solution If it is possible to get all this stuff completed via phone that would be preferable. Do I need to be concerned? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I have recently realised that I have Seventy years left on my flat in Northwick Park. I need to extend my lease but my landlord is missing. What should I do?

If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the magistrate. However, you will be required to prove that you have used your best endeavours to track down the lessor. In some cases a specialist may be helpful to try and locate and to produce an expert document which can be accepted by the court as evidence that the freeholder is indeed missing. It is advisable to get professional help from a solicitor in relation to proving the landlord’s disappearance and the vesting order request to the County Court covering Northwick Park.

I have tried to negotiate informally with with my landlord for a lease extension without any joy. Can the Leasehold Valuation Tribunal adjudicate on such issues? Can you recommend a Northwick Park conveyancing firm to act on my behalf?

Absolutely. We can put you in touch with a Northwick Park conveyancing firm who can help.

An example of a Lease Extension case for a Northwick Park flat is Ground Floor Flat 17 Frognal Avenue in April 2012. the Tribunal agreed that a value of £160,000 for the extended lease was appropriate. This case affected 1 flat. The number of years remaining on the existing lease(s) was 61.66 years.

Should one remove a deceased person's name from the title deeds for a house in Northwick Park?

If a Northwick Park property is co-owned and one of the owners passes away, their name will not automatically be removed from the title deeds. You are not required to remove their name as in the event of a sale your conveyancer would just be asked to evidence as to the reason the co proprietor is not included in the conveyance, such as a grant of probate.

With a view to making things simpler for the sale of the property you can apply to have the deceased name erased from the title by submitting an application to the land registry with evidence of the death. There is no charge from the Registry for this service.