Is it necessary during the course of the conveyancing process to attend the offices of the solicitor to execute the mortgage deed? If so, I will choose one who does conveyancing in South Harrow so that I can attend their offices when needed.

Whereas this was necessary twenty years ago, almost all banks no longer oblige their conveyancing panel solicitor to witness the borrowers signature. It will still be necessary for you to hand over identification documents and there are still distinct benefits to using a locally based ayer, in your situation a conveyancing solicitor in South Harrow.

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what should have been a quick, chain free conveyancing. South Harrow is the location of the property. What do you suggest?

Flying freeholds in South Harrow are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside South Harrow you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in South Harrow may ascertain 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 residence.

I need to retain a conveyancing solicitor for residential conveyancing in South Harrow. I've chance upon a web site which appears to be the ideal answer If there is a chance to get all formalities completed via web that would be preferable. Should I be wary? What are the potential pitfalls?

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 am employed by a reputable estate agency in South Harrow where we see a number of flat sales derailed as a result of short leases. I have received contradictory information from local South Harrow conveyancing solicitors. Can you confirm whether the vendor of a flat can initiate the lease extension formalities for the purchaser on completion of the sale?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is 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 needs to be completed prior to, or at the same time as 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.

I have had difficulty in seeking a lease extension in South Harrow. Can the Leasehold Valuation Tribunal adjudicate on premiums?

if there is a absentee freeholder or where there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to determine the price payable.

An example of a Lease Extension matter before the tribunal for a South Harrow residence 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 number of years remaining on the existing lease(s) was 79 years.

I happen to be an executor of my recently deceased aunt’s Will, with a property in South Harrow which is to be sold. The bungalow is unregistered at the Land Registry and I'm told that many purchasers will insist that it is done before they'll move forward. What's the procedure for this?

In the circumstances you refer to it seems advisable to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.