My flat in Willesden is up for sale and I have accepted an offer. Will my have to be on the conveyancing panel in order to deal with the discharge of my mortgage?

Ordinarily, even if your lawyer is not on the conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently currently.

I own a semi-detached Victorian property in Willesden. Conveyancing practitioner acted for me and . I did a free Land Registry search last week and there are two entries: one for freehold, another for leasehold under the matching address. I thought I was buying a freehold how can I check?

You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Willesden and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the position with the conveyancing lawyer who conducted the conveyancing.

I'm purchasing a new build house in Willesden with a loan from . The sellers would not move on the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative told me not reveal to my lawyer about the extras as it would impact my mortgage with the bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder 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.

Having had my offer accepted I require leasehold conveyancing in Willesden. Before I get started I require certainty as to the number of years remaining on the lease.

Assuming the lease is recorded at the land registry - and almost all are in Willesden - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Willesden Conveyancing for Leasehold Flats - A selection of Questions you should consider before Purchasing

Best to be warned if changing the roof or some other major work is due shortly to be shared amongst the tenants and could well materially impact the level of the maintenance charges or result in a one time payment. Be sure to find out if there are any onerous restrictions in the lease. For example some leases prohibit pets being permitted in in a block in Willesden. If you like the apartmentin Willesden however your dog can’t move with you then you will be presented with a difficult determination. Does the lease include onerous restrictions?

Is there a reason that Willesden conveyancing fees differ for leasehold and freehold properties?

When acquiring a leasehold property there is more work involved purely due to the fact that usually there are further parties involved in the form of the freeholder and/or Management Agents. As part of a lawyers enquiries they will check that all ground rent and service charges are paid up to date amongst other general leasehold matters. For this reason, the Sellers lawyers usually have to refer to the freeholder or Managing Agent for their replies to our questions. This may be time consuming and beyond the lawyers control