Last month we had a mortgage agreed in principle with . Hornsey Rise conveyancing practitioners are appointed. How long does it take for to send the offer to the ?

Some lenders take longer than others. Have conducted the valuation? Have you informed as to your lawyers' details and checked that your lawyers are on the conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I have a mortgage with for my property in Hornsey Rise. Conveyancing was finalised 12 months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform ?

Your original mortgage agreement with will provide that you need their approval prior to renting your property as this is likely to be a breach of ’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact directly. It should not be necessary to do this via a conveyancing panel lawyer.

Completion of my remortgage has taken place for my property in Hornsey Rise. Conveyancing was a necessary evil but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?

Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

I am purchasing a new build house in Hornsey Rise with a loan from . The sellers would not budge the price so I negotiated £7000 of additionals instead. The estate agent suggested that I not reveal to my lawyer about the deal as it could put at risk my mortgage with the lender. Should I keep quiet?.

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.

I decided to have a survey done on a house in Hornsey Rise before appointing solicitors. I have been informed that there is a flying freehold element to the property. The surveyor has said that some mortgage companies tend not issue a loan on a flying freehold premises.

It depends who your proposed lender is. Lloyds has different requirements from Halifax. Should you wish to call us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Hornsey Rise. Conveyancing will be smoother if you use a solicitor in Hornsey Rise especially if they regularly deal with such properties in Hornsey Rise.

I have been sourcing a conveyancing lawyer in Hornsey Rise for my house move. Is it possible to review a solicitor's complaints history with the profession’s regulator?

Anyone can search for presented Solicitor Regulator Association (SRA) determinations stemming from investigations started on or after 1 January 2008. Go to Check a solicitor's record. For records about the period before 1 January 2008, or to check a solicitors record, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, call +44 (0)121 329 6800. The regulator sometimes recorded call for training reasons.

I invested in buying a 1st floor flat in Hornsey Rise, conveyancing was carried out half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Hornsey Rise with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease terminates on 21st October 50

You have 50 years left to run we estimate the premium for your lease extension to range between £36,100 and £41,800 plus legals.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.