I was informed yesterday by my lender that my Palmers Green lawyer is not on the mortgage company Solicitor panel. What can I do to be sure if this is correct?

Your first step should be to contact your Palmers Green conveyancer. You lawyer should advise you of the situation. Where they are not on the panel they may be able to suggest a Palmers Green conveyancing firm that is on the conveyancing panel for your mortgage company.

I am in the process of mortgaging my apartment in Palmers Green, does my lawyer have to be on the Aldermore Solicitor panel?

In theory, you could use a solicitor that is not on the Aldermore conveyancing panel, but Aldermore would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.

I'm buying a new build house in Palmers Green with a loan from Britannia. The sellers refused to reduce the amount so I negotiated £7000 of fixtures and fittings instead. The sale representative suggested that I not reveal to my lawyer about this extras as it will jeopardize my mortgage with the lender. Do I keep my lawyer in the dark?.

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’m about to sell my basement apartment in Palmers Green. Conveyancing solicitors are to be appointed soon, but I have recently had a yearly service charge demand – should I leave it to the buyer to sort out?

The sensible thing to do is pay the service charge as usual because all rents and service invoices should be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until 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. Having a clear account will assist your cause and will leave you no worse off financially.

I have had difficulty in negotiating a lease extension in Palmers Green. Can the Leasehold Valuation Tribunal adjudicate on premiums?

in cases where there is a absentee freeholder or if 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 LVT to arrive at the sum to be paid.

An example of a Lease Extension case for a Palmers Green premises is First Floor Flat 109 Lyndhurst Road in May 2010. Following a vesting order by Edmonton County Court on 29th October 2009 the Tribunal decided on a figure of £5,012 for a lease extension. This case was in relation to 1 flat. The unexpired residue of the current lease was 81.79 years.

Living abroad it is not practicable to visit my Palmers Green conveyancing practitioners office to execute documents for conveyancing in Palmers Green – is this a problem?

You need not be concerned. Palmers Green conveyancing solicitors can conduct conveyancing transactions for clients who are based anywhere. It is not necessary for you to be able to be present a Palmers Green conveyancers office. They can handle everything via post, email, telephone and fax.