Unfortunately I am unable to travel far from Enfield. I would like to know the reason why all Enfield lawyers are not on all mortgage company panels?

A decade ago most banks exhibited an attitude to risk which is different from today. The Financial Services Authority in 2010 instigated a thematic review into fraud which in summary warned lenders: know the lawyers on your panel. Consequently, mortgage companies have subsequently looked to extract more information from law firms about their operations and the individuals who work for them and set certain criteria such as completing a minimum volume of transactions. Thousands of firms have found themselves removed from lender panels even though they had an exemplary disciplinary record, no complaints and no claims and didn't just 'dabble' in conveyancing. Many firms were never going to meet the criteria of volume of transactions the lenders insisted on.

I have justbecome aware that Stirling Law have closed. They conducted my conveyancing in Enfield for a purchase of a freehold house 18 months ago. How can I check that the property is not still registered in the name of the previous owner?

The easiest way to see if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Enfield conveyancing specialists.

About to purchase a new build flat in Enfield. Conveyancing is a frightening process 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 conveyancing.

Here is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Enfield

Please confirm the Lease plans are surveyor prepared. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please supply a car parking plan. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?

I am looking for a ground for flat up to £195,000 and identified one close by in Enfield I like with amenity areas and railway links nearby, the downside is that it only has 49 years unexpired on the lease. There is not much else in Enfield for this price, so just wondered if I would be making a mistake acquiring a short lease?

If you need a mortgage the remaining unexpired lease term may be a potential deal breaker. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the current owner 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. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this.

My husband and I are 14 days into a freehold purchase having been referred to a firm by the estate agent to perform conveyancing in Enfield. We are not happy. Can you help me find new solicitors?

They would have to be really poor in order to consider replacing them. Has your mortgage offer been issued? In the event that it has you need to make them aware of the replacement solicitor and have the offer are re-issued. The conveyancer needs to be on the banks approved list to avoid supplemental fees and complications. That should be your starting point. Our find a solicitor tool should help you find a bank approved lawyer for your home move in Enfield