My partner and I have just bought a property in Rayners Lane. We have since encountered a number of problems with the house which we consider were missed in the conveyancing searches. What action can we take? Can you clarify the type of searches that needed to have been conducted for conveyancing in Rayners Lane?

It is not clear from the question as to the nature of the problems and if they are unique to conveyancing in Rayners Lane. Conveyancing searches and due diligence initiated during the buying process are supposed to help avoid problems. As part of the legal transfer of property, a property owner answers a form known as a SPIF. If the information proves to be inaccurate, you could possibly take legal action against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Rayners Lane.

Will lawyers ask for an advanced payment for my conveyancing in Rayners Lane?

If you are buying a property in Rayners Lane your lawyer will request that you put them with monies to cover the search fees. This will be the total of the cost of the Local Authority Search. When the down payment is payable against the total price then this will be required shortly ahead of contracts are exchanged. The closing balance that is needed will be payable a few days prior to the completion date.

How does conveyancing in Rayners Lane differ for newly converted properties?

Most buyers of new build premises in Rayners Lane contact us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is constructed. This is because builders in Rayners Lane typically acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Rayners Lane or who has acted in the same development.

What are your top tips when it comes to appointing a Rayners Lane conveyancing practice to carry out our lease extension conveyancing?

If you are instructing a conveyancer for lease extension works (regardless if they are a Rayners Lane conveyancing firm) it is imperative that they be familiar with the legislation and specialises in this area of work. We recommend that you talk with several firms including non Rayners Lane conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be helpful:

If they are not ALEP accredited then why not?

I am the proprietor of a garden flat in Rayners Lane. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal make a decision on the sum due for the purchase of the freehold?

Most definitely. We are happy to put you in touch with a Rayners Lane conveyancing firm who can help.

An example of a Lease Extension matter before the tribunal for a Rayners Lane flat 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 affected 1 flat. The unexpired lease term was 79 years.

I am due to assess estimates for conveyancing in Rayners Lane from three conveyancer and appoint one. Am I right to tell them to sit tight until I I have an offer accepted on a flat.

We suggest that you only get your conveyancer to start work and apply for searches after the offer has been accepted on the property especially as Rayners Lane conveyancing searches are a couple of hundred pounds.