Am I correct in assuming that the fact that my conveyancer in Tottenham is not on my mortgage company's solicitor panel that there is a problem with the standard of the firm’s conveyancing?

It would not be wise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Tottenham conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.

Can your site be used to find a Conveyancing solicitor in Tottenham even where I’m not buying or disposing of a house, for example where I want to buy an office in Tottenham with a mortgage from Virgin Money?

The service is primarily used to get a quote from residential conveyancing solicitors in Tottenham but we have set out at the bottom of this page some Tottenham commercial conveyancing firms. You should speak with the solicitors directly to establish if they are also authorised to represent Virgin Money

I am close to exchanging contracts on the sale of our home in Tottenham and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. Any local conveyancer would know that there is no such problem. It does beg the question why the buyers used a factory type conveyancing practice rather than a conveyancing solicitor in Tottenham. We have lived in Tottenham for six years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to seek confirmation need.

It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)

I opted to have a survey carried out on a property in Tottenham in advance of instructing conveyancers. I have been told that there is a flying freehold element to the house. My surveyor has said that some mortgage companies may refuse to issue a loan on a flying freehold premises.

It varies from the lender to lender. HSBC has different requirements from Halifax. Should you wish to telephone us we can check with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Tottenham. Conveyancing may be slightly more expensive based on your lender's requirements.

I wish to rent out my leasehold apartment in Tottenham. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for permission?

Notwithstanding that your previous Tottenham conveyancing solicitor is no longer available you can review your lease to check if it allows you to sublet the premises. The accepted inference is that if the lease is silent, subletting is permitted. There may be a precondition that you must obtain permission via your landlord or other appropriate person before subletting. The net result is that you cannot sublet in the absence of first obtaining permission. The consent must not not be unreasonably withheld. If your lease prohibits you from letting out the property you will need to ask your landlord if they are willing to waive this restriction.

I own a first floor flat in Tottenham. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal determine the sum payable for the purchase of the freehold?

Where there is a missing landlord or where there is disagreement 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 sum to be paid.

An example of a Freehold Enfranchisement case for a Tottenham flat is 30 Strode Road in June 2013. Following a vesting order by Edmonton County Court on 20th February 2013 the Tribunal arrived at a valuation for enfranchisement of £10,256 for the premises (£4,074 for the Ground Floor Flat and £6182 for the First Floor Flat) and £100 for the appurtenant land. This case related to 2 flats. The remaining number of years on the lease was 83.33 and 77.3.