My solicitor has uncovered a a problem with the lease for the property we are buying in North West London. The other side have put forward title insurance as a workaround. We are happy with insurance and will pay for it. Our conveyancing practitioner says that he must ensure that the mortgage company is content with this solution. Who is the client here, us or the lender?

Regardless of the fact that you have a mortgage offer from the bank does not mean to say that the property will meet their conditions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook conditions. You and the mortgage company are the client. The appropriate lender requirements have to be complied with.

Is it necessary to pay for insurance to cover chancel repairs when purchasing a property in North West London?

Unless a prior purchase of the premises took place post 12 October 2013 you could take it that lawyers handling conveyancing in North West London to remain recommending a chancel search and or insurance against a claim.

I've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what was supposed to be a quick, no chain conveyancing. North West London is the location of the property. Can you shed any light on this issue?

Flying freeholds in North West London are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in North West London you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in North West London may determine 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 property.

Are there any apps to assist me to locate a North West London law firm on the HSBC Bank conveyancing panel? I drive a motor bike and am happy to travel upto 20kilometers to meet the conveyancer.

Feel free to make use of the tool on this website. Please pick a lender and your location and you will see a number of North West London conveyancing lawyers locally. We have listed some North West London conveyancing firms at the bottom of this page and you can call them to check whether they are on the HSBC Bank panel

Planning to complete next month on a studio apartment in North West London. Conveyancing solicitors have said that they report fully next week. What should I be looking out for?

Your report on title for your leasehold conveyancing in North West London should include some of the following:

The landlord’s rights to access the flat. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. You should know if the lease permits you to add or improve aspects of the flat- you should be made aware as to whether it applies to all alterations or limited to structural alteration, and whether consent is required Ground rent - what is due and when you need to pay, and be on notice if this will change in the future Details of the parties to the lease, e.g. these could be the (you), head lessor, landlord You need to be advised what is to be regarded as a Nuisance as far as the lease is concerned

I own a 1 bedroom flat in North West London, conveyancing was carried out half a dozen years ago. Can you work out an approximate cost of a lease extension? Equivalent properties in North West London with a long lease are worth £186,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease expires on 21st October 2078

With only 52 years unexpired we estimate the price of your lease extension to range between £29,500 and £34,000 as well as plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more detailed investigations. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.