Me and my fiance are planning to acquire a 2 bedroom flat in Alperton with a mortgage. We would like to retain our Alperton solicitor, however the lender says she’s not on their "panel". We have to appoint one of the mortgage company panel firms or retain our Alperton conveyancer as well as pay for one of their panel ones to represent them. This feels very unfair; is there anything we can do?

No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Alperton conveyancing solicitor to apply to be on the conveyancing panel.

Can I use your services to recommend a Conveyancing solicitor in Alperton even if I’m not buying or disposing of a house, for example where I want to acquire an office in Alperton with a mortgage from Skipton Building Society?

The service is predominantly there to find domestic conveyancing solicitors in Alperton but we have set out towards the bottom of this page some Alperton commercial conveyancing firms. You will need to enquire with the firm directly to establish if they can also act for Skipton Building Society

My wife and I are purchasing a flat in Alperton. I might seem paranoid but how we can trust a lawyer? On the day of competition we have to put money into their account. What protection do we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

How can we know in advance if a Alperton conveyancing solicitor on the Virgin Money panel is any good?

When it comes to conveyancing in Alperton obtaining recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the solicitor handling your conveyancing.

Lloyds have agreed my mortgage in principle, my bid on a property in Alperton has been accepted, what happens next?

Your property agent will want to be informed of your lawyer's details (ensure that the property lawyers are on the lender’s panel). Telephone Lloyds or the broker and finalise any relevant documentation. Lloyds will sellect a valuer who will get in contact with the selling agent or owners to schedule a time for the valuation to take place. Once carried out (assuming no problems) it takes about ten days to get a mortgage offer. Lloyds will issue the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Alperton.

Do I need to be concerned by brokers that I am dealing with are encouraging me to use a web based conveyancing firm as opposed to a High Street Alperton conveyancing firm?

As is the case with many professional services, often recommendations from family and friends can be most helpful. But there are many people with a vested interest in a conveyancing matter; estate agents, mortgage brokers and mortgage companies may suggest solicitors to choose. Sometimes the conveyancers might be known to one of the organisations as one of the best in their field, but sometimes there may be a financial incentive behind the recommendation. You are at liberty to appoint your preferred lawyer. However, bear in mind that some mortgage providers specify a panel list of lawyers you have to use for the lender related work in your conveyancing.

Can you provide any top tips for leasehold conveyancing in Alperton from the point of view of speeding up the sale process?

• Much of the frustration in leasehold conveyancing in Alperton can be bypassed if you instruct lawyers the minute your agents start advertising the property and ask them to collate the leasehold information which will be required by the buyers’ lawyers.
You may think that you are aware of the number of years left on your lease but you should double-check by asking your solicitors. A purchaser's lawyer will not be happy to advise their client to proceed with the purchase of a leasehold property the remaining number of years is under 80 years. It is therefore essential at an as soon as possible that you consider whether the lease requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale. If there is a history of conflict with your landlord or managing agents it is essential that these are resolved before the property is put on the market. The buyers and their solicitors will be concerned about purchasing a property where there is a current dispute. You may need to swallow your pride and pay any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the purchasers, but it is clearly preferable to present the dispute as historic rather than unresolved. In the event that you altered the property did you need the Landlord’s consent? In particular have you laid down wooden flooring? Alperton leases often stipulate that internal structural changes or laying down wooden flooring necessitate a licence issued by the Landlord acquiescing to such alterations. If you fail to have the consents in place you should not communicate with the landlord without checking with your conveyancer first.

I inherited a ground-floor 1960’s flat in Alperton. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the amount payable for a lease extension?

You certainly can. We can put you in touch with a Alperton conveyancing firm who can help.

An example of a Lease Extension decision for a Alperton flat is 99 Connell Crescent in May 2013. the Tribunal held that the relevant sum for the purposes of the lease extension should be £72,566 to be paid by the leaseholder This case related to 1 flat. The unexpired lease term was 28.42 years.