A loan offer from NatWest for the remortgage of my single room maisonette is expected imminently. Could you suggest a low cost conveyancing practitioner in Greenford?

You have come to the wrong place to search for the cheapest conveyancing in Greenford. We can offer you value for money conveyancing but we do not work with the cheapest lawyers. Avoid the trap of appointing companies seducing you with ninety nine pound conveyancing in Greenford. At best, in being led by cheap conveyancing, you will receive what you pay for and at worst you will end up with a hefty uplift in additional fees and still not receive the service required.

The Greenford conveyancing lawyers that I appointed last week on my house acquisition in Greenford have suddenly closed. I chose them because I needed a firm on the Lloyds conveyancing panel and my family Greenford lawyer was not. I gave my credit card details for them to take one hundred and fifty pounds for searches. What do I do now?

Assuming that you have an Estate Agent in the equation then inform them immediately so that they advise the vendors that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Lloyds conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to help.

I have been on the look out for a leasehold apartment up to £195,000 and found one near me in Greenford I like with a park and railway links nearby, the downside is that it only has 52 remaining years left on the lease. I can't really find anything else in Greenford for this price, so just wondered if I would be making a mistake buying a lease with such few years left?

If you need a mortgage that many years may be an issue. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least 2 years you may ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this.

I would like to sublet my leasehold flat in Greenford. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for permission?

Even though your previous Greenford conveyancing lawyer is not around you can check your lease to check if it allows you to sublet the property. The accepted inference is that if the deeds are silent, subletting is allowed. There may be a precondition that you need to seek consent from your landlord or other appropriate person prior to subletting. This means you not allowed to sublet in the absence of first obtaining permission. The consent should not be unreasonably turned down. If the lease prohibits you from subletting the property you will need to ask your landlord if they are willing to waive this restriction.

We have reached the end of our tether in negotiating a lease extension in Greenford. Can the Leasehold Valuation Tribunal adjudicate on premiums?

Absolutely. We can put you in touch with a Greenford conveyancing firm who can help.

An example of a lease Extension decision for a Greenford property is 25 Beechwood Avenue in November 2012. the Tribunal accordingly determined that the premium for the lease extension should be £24,353. This case was in relation to 1 flat. The number of years remaining on the existing lease(s) was 58.19 years.

I cannot attend my Greenford conveyancing lawyers office to execute documents connected to my conveyancing in Greenford – is this a problem?

You need not be concerned. Greenford conveyancing solicitors can deal with home moves for clients nationwide. It is not necessary for you to be able to be present a Greenford conveyancers office. They can handle all communications via post, email, telephone and fax.