I am selling my ground floor flat in Neasden and the estate agent has just called to advise that the purchasers are swapping conveyancer. The excuse is that the mortgage company will only deal with solicitors on their approved list. Why would a major mortgage company only work with certain solicitors rather the firm that they want to select for their conveyancing in Neasden ?

Mortgage companies have always had an approved set of law firms they are willing to work with, but in recent years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for decades.

Lending institutions point to the increase in fraud as the reason for the cull – criteria have been stiffened as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are not going to have any sway in the decision.

We're in Neasden, First timers purchasing with a mortgage (lender is , and our lawyer is on the conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

Just had an offer accepted on a new build apartment in Neasden. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Neasden

Please confirm the Lease plans are architect prepared. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. There must be mutual enforceability of lessee’s covenants. Please supply a car parking plan. Forfeiture - bankruptcy or liquidation must not apply under this provision.

My cousin has encouraged me to instruct his lawyers for conveyancing in Neasden. Do I take his advice?

No doubt the ideal way to select a conveyancing lawyer is to get recommendations from friends or family who have used the conveyancer you're contemplating using.

I want to sublet my leasehold apartment in Neasden. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?

Some leases for properties in Neasden do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.

Neasden Conveyancing for Leasehold Flats - A selection of Queries before buying

How is the lease structured? Are any of leasehold owners in arrears of their service charge liability? Where a Neasden lease has no more than eighty years it will have adverse implications on the marketability of the property. It is worth checking with your lender that they are willing to lend given the lease term. A short lease means that you will probably require a lease extension sooner rather than later and it is worth discovering what this would cost. For most Neasdenlease extensions you would need to own the property for a couple of years in order to be entitled to extend the lease.