Do the conveyancing practitioners listed on your site conduct auction conveyancing in Rayners Lane?

We know of a number of auction solicitors we can put you in touch with those conducting auction conveyancing. Rayners Lane is one of the many locations in which our lawyers have a presence.

It is is a decade since I bought my property in Rayners Lane. Conveyancing solicitors have now been instructed on the sale but I can't track down the deeds. Will this cause complications?

Don’t worry too much. First there is a chance that the deeds will be with your lender or they may still be with the lawyers who acted in your purchase. Secondly in most cases the land will be recorded at the land registry and you will be able to prove you own the property by your conveyancing solicitors acquiring current official copies of the land registers. The vast majority of conveyancing in Rayners Lane relates to registered property but in the unlikely event that your property is unregistered it is more tricky but is resolvable.

I am close to exchanging contracts on the sale of our home in Rayners Lane and according to the buyers it appears that there is a possibility that the property was built on contaminated land. Any high street Rayners Lane lawyer would know this is not the case. For the life of me I don't know why the purchasers instructed a nationwide conveyancing outfit rather than a conveyancing solicitor in Rayners Lane. We have lived in Rayners Lane for six years we know that this is a non issue. Should we contact our local Authority to obtain confirmation that there is no issue.

It sounds as though you may have a conveyancing solicitor already. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)

I'm purchasing a new build house in Rayners Lane benefiting from help to buy. The builders refused to reduce the amount so I negotiated 6k of fixtures and fittings instead. The house builders rep suggested that I not disclose to my conveyancer about the deal as it may adversely affect my mortgage with Accord Mortgages Ltd. Do I keep my lawyer in the dark?.

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.

I am a negotiator for a busy estate agency in Rayners Lane where we see a number of flat sales derailed as a result of short leases. I have been given inconsistent advice from local Rayners Lane conveyancing solicitors. Can you shed some light as to whether the vendor of a flat can instigate the lease extension process for the buyer?

Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the sale.

Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

After months of dialogue we simply can't agree with our landlord on how much the lease extension should cost for our flat in Rayners Lane. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?

if there is a absentee freeholder or where there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to arrive at the price payable.

An example of a Lease Extension case for a Rayners Lane premises is GFF 1 Holyrood Avenue in May 2014. The Tenant wished to acquire a new (extended) lease and applied to the Willesden County Court who granted a vesting order on 20* March2013. The Tribunal decied that the premium to be paid was £9,062 This case was in relation to 1 flat. The unexpired term was 79 years.