I am the registered owner of a freehold house in West Harrow but nevertheless charged rent, why is this and what is this?

It’s unusual for properties in West Harrow and has limited impact for conveyancing in West Harrow but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the creation of new rentcharges from 1977 onwards.

Old rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 will be extinguished.

Will our lawyer be making enquiries concerning flooding during the conveyancing in West Harrow.

The risk of flooding is if increasing concern for lawyers conducting conveyancing in West Harrow. Some people will buy a property in West Harrow, fully aware that at some time, it may be flooded. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or dispose of the property. Steps can be carried out during the course of a property purchase to forewarn the purchaser.

Conveyancers are not best placed to offer advice on flood risk, however there are a number of checks that can be carried out by the purchaser or on a buyer’s behalf which should give them a better appreciation of the risks in West Harrow. The standard completed inquiry forms given to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) contains a standard question of the owner to find out if the property has suffered from flooding. In the event that flooding has previously occurred which is not notified by the owner, then a purchaser may bring a compensation claim as a result of such an incorrect response. A purchaser’s lawyers should also order an enviro report. This will disclose whether there is any known flood risk. If so, more detailed investigations should be conducted.

I'm purchasing a new build house in West Harrow with a mortgage from HSBC Bank. The developers refused to move on the amount so I negotiated £7000 of additionals instead. The sale representative advised me not inform my conveyancer about the extras as it would put at risk my mortgage with HSBC Bank. Do I keep my lawyer in the dark?.

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.

Can you provide any advice for leasehold conveyancing in West Harrow with the intention of speeding up the sale process?

• Much of the frustration in leasehold conveyancing in West Harrow can be reduced if you get in touch lawyers as soon as your agents start marketing the property and request that they start to put together the leasehold information needed by the purchasers’ solicitors.
If you have carried out any alterations to the premises would they have required Landlord’s approval? Have you, for example laid down wooden flooring? Most leases in West Harrow state that internal structural changes or laying down wooden flooring require a licence issued by the Landlord consenting to such alterations. Should you fail to have the consents to hand do not communicate with the landlord without contacting your solicitor before hand. The majority of landlords or managing agents in West Harrow charge for providing management packs for a leasehold premises. You or your lawyers should find out the actual amount of the charges. The management pack sought on or before finding a buyer, thus reducing delays. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most frequent reason for frustration in leasehold conveyancing in West Harrow. You may think that you are aware of the number of years left on your lease but you should double-check via your conveyancers. A purchaser's lawyer will be unlikely to recommend their client to proceed with the purchase of a leasehold property the remaining number of years is less than 80 years. In the circumstances it is 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 home on the market for sale.

After months of negotiations we are unable to agree with our landlord on how much the lease extension should cost for our flat in West Harrow. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?

Absolutely. We are happy to put you in touch with a West Harrow conveyancing firm who can help.

An example of a Lease Extension case for a West Harrow residence is flat 93b Welldon Crescent in May 2009. The Tribunals valuation for a 90-year lease extension of this fat was £13,171 This case was in relation to 1 flat. The unexpired lease term was 75.25 years.

I have checked your search tool I can't find the lawyer I was hoping to instruct as being on the mortgage company conveyancing panel. My lawyer has said that they are on the mortgage company approved panel. How can I be sure given that they are not listed on your directory?

Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the bank conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the lender solicitor panel.