We are expecting a mortgage offer soon. The lender mentioned the home loan came with free conveyancing. Does this mean I have to instruct their panel lawyer as I would much rather use a Norwood Green based conveyancing firm?

You should check but the chances are that give you one of their panel conveyancers where you accept the "fee-free" deal. Call the bank to determine if they make available a cash alternative. Some mortgage companies have previously offered a £250 cashback as a further option in which case you could put that amount towards the cost for your conveyancing solicitor in Norwood Green.

What will a local search tell me regarding the property we're purchasing in Norwood Green?

Norwood Green conveyancing often commences with the submitting local authority searches directly from your local Authority or via a personal search organisations for example Searchflow The local search is essential in every Norwood Green conveyancing purchase; that is if you wish to avoid any nasty surprises after you move into your property. The search will supply information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic areas.

The estate agent has sent us the confirmation of our purchase of a new build flat in Norwood Green. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Norwood Green

Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Forfeiture - bankruptcy or liquidation must not apply under this provision. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?

I have just appointed agents to market my garden apartment in Norwood Green. Conveyancing has not commenced, however I have recently received a half-yearly service charge invoice – what should I do?

The sensible thing to do is pay the service charge as normal given that all rents and service payments will be apportioned on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

Following months of negotiations we cannot agree with our landlord on how much the lease extension should cost for our flat in Norwood Green. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?

in cases where there is a missing freeholder or where there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the First-tier Tribunal (Property Chamber) to make a decision on the price.

An example of a Freehold Enfranchisement decision for a Norwood Green flat is 6 Jessamine Road in August 2013. The Tribunals valuation (as annexed to the decision) calculated the amount payable as £18,355 for the freehold reversion This case was in relation to 2 flats. The remaining number of years on the lease was 72.39 years.

Please can you clarify what options are open to me where my Norwood Green conveyancing searches reveals adverse entries?

Ordinarily, the majority of adverse entries arising from Norwood Green conveyancing search results can be addressed prior to completion or indemnity insurance may be taken. You should remember that even though you intend on acquiring the premises and may be willing to live with the search results, your mortgage lender may not, and when all said and done the decision rests with them.