Me and my fiance are purchasing a 1 bedroom flat in Golders Green with a mortgage. We like our Golders Green solicitor, however the lender says he's not on their "panel". It appears that we have no choice but to appoint one of the mortgage company panel conveyancing practices or keep our Golders Green conveyancing practitioner as well as pay for one of their panel lawyers to represent them. We feel that this is inequitable; can we not require that the lender use our Golders Green solicitor ?

No, not really. The mortgage offered to you 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. A further alternative is for your Golders Green conveyancing lawyer to apply to be on the conveyancing panel.

I am buying a new build house in Golders Green with the aid of help to buy. The builders would not budge the price so I negotiated 6k of extras instead. The property agent told me not reveal to my conveyancer about this deal as it may jeopardize my loan with the bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer 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.

I have been on the look out for a ground for flat up to £305k and found one near me in Golders Green I like with open areas and railway links nearby, however it only has 51 years unexpired on the lease. There is not much else in Golders Green in this price bracket, so just wondered if I would be making a grave error purchasing a lease with such few years left?

Should you need a mortgage the remaining unexpired lease term will likely be a potential deal breaker. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for a minimum of 2 years you can ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this matter.

My company is planning to take over a lease of an office on a shopping parade. Can you recommend solicitors offering no-move-no fees for commercial conveyancing in Golders Green for less than £2000?

We are happy to recommend firms who have specialist knowledge of commercial conveyancing in Golders Green, including the sale and purchase of businesses as well as simply property. Whether you are hoping to purchase or lease a shop, pub, restaurant, office, retail premises or a complete business we can find you the right lawyer. Regarding the fees these will vary based on the structure and heads of terms of the deal. Let us have your details or telephone us so that we can provide you with a fixed commercial conveyancing quote.

I am in the market for a responsive conveyancing lawyer in Golders Green to assist me in selling my apartment. I I am fearful of by bill escalating out of control and there's so many Golders Green conveyancing practices out there...who's the best?

If you have never instructed a conveyancer before, a personal recommendation from family or friends is a preferable starting point and is often a good barometer of quality. Alternatively, take a look at the client references viewable on your conveyancer’s website or use our search facility to find a conveyancing solicitor in Golders Green.