When it comes to lenders such as HSBC, do Shacklewell solicitors face an annual charge to be on the conveyancing panel?

We are unaware of any bank fees to register on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel application.

Two weeks ago we had a mortgage agreed in principle with HSBC. Shacklewell conveyancing practitioners have been selected. What is the average time that one could expect to receive a mortgage offer from HSBC?

There is no definitive answer here. Have HSBC completed the survey? Have you informed HSBC as to your lawyers' details and checked that your lawyers are on the HSBC conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I am currently in the process of buying my council flat in Shacklewell. I have a mortgage offer with Co-operative. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Co-operative, you will need to appoint a solicitor on the Co-operative conveyancing panel.

I'm purchasing a new build house in Shacklewell with the aid of help to buy. The builders refused to move on the amount so I negotiated five thousand pounds worth of additionals instead. The house builders rep suggested that I not disclose to my solicitor about the extras as it will affect my mortgage with the bank. Is this normal?.

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.

In my capacity as executor for the will of my grandmother I am disposing of a house in Newport but I am based in Shacklewell. My lawyer (approximately 300 kilometers from meneeds me to execute a statutory declaration prior to the transaction finalising. Can you recommend a conveyancing practitioner in Shacklewell to attest and place their company stamp on the document?

strictly speaking you should not be required to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will suffice regardless of whether they are Shacklewell based

Notwithstanding our best efforts, we have been unsuccessful in negotiating a lease extension in Shacklewell. Can the Leasehold Valuation Tribunal adjudicate on premiums?

Absolutely. We can put you in touch with a Shacklewell conveyancing firm who can help.

An example of a Lease Extension matter before the tribunal for a Shacklewell property is 5C Stoke Newington Road in April 2010. the Tribunal therefore concludes that the premium to be paid for the extended lease is £700.00 This case was in relation to 1 flat. The unexpired lease term was 80.5 years.

What makes a Shacklewell lease unmortgageable?

Leasehold conveyancing in Shacklewell is not unique. Most leases are individual and legal mistakes in the legal wording can sometimes mean that certain sections are not included. The following missing provisions could result in a defective lease:

A provision to repair to or maintain elements of the property A duty to insure the building

A defective lease can cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Barclays , The Royal Bank of Scotland, and Britannia all have express requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is defective they may refuse to grant the mortgage, forcing the buyer to pull out.

My wife and I are buying a studio flat in Shacklewell. At the time of instructing our conveyancing practitioner, they assured us that they were on all major UK bank panels. The financial adviser called just now to advise that they are not on the Aldermore approved list. If it turns out to be true, what should we do? Do we just find a different property lawyer that is on their panel or should we pay for dual representation, with Aldermore appointing their own approved solicitor.

When purchasing a property with the benefit of a mortgage it is usual for the purchaser’s lawyers to also represent the purchaser's lender. In order to act for a bank or building society a conveyancer has to be on that lender's list of approved lawyers. An application has to be made by the conveyancer to the lender to become a member of the lender's panel and there are increasingly strict conditions which the conveyancing practitioner has to fulfill. Some banks now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact Aldermore to find out if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on Aldermore's conveyancing panel as you are at liberty to use your preferred Shacklewell lawyers, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.