How can we tell if a Upper Edmonton conveyancing solicitor on the Nottingham panel is any good?

When it comes to conveyancing in Upper Edmonton obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the lawyer conducting your conveyancing.

My partner and I have organised the release of further funds on our mortgage from Lloyds as we want to carry out improvements to our property in Upper Edmonton. Do we need to appoint a local Upper Edmonton solicitor on the Lloyds conveyancing panel to handle the legals?

Lloyds would not normally require a member of their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Lloyds list.

I am due to exchange contracts on my house. I had a double glazing fitted in January 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Kent Reliance are being difficult. The Upper Edmonton solicitor who is on the Kent Reliance conveyancing panel is saying indemnity insurance will be fine but Kent Reliance are requiring a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?

It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I am buying a new build flat in Upper Edmonton. 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 conveyancing.

Here is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Upper Edmonton

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.

Due to the input of my in-laws I had a survey completed on a property in Upper Edmonton prior to appointing conveyancers. I have been told that there is a flying freehold element to the house. The surveyor has said that some banks may not grant a mortgage on a flying freehold home.

It varies from the lender to lender. Santander has different instructions for example to Halifax. Should you wish to telephone us we can investigate further via the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Upper Edmonton. Conveyancing will be smoother if you use a solicitor in Upper Edmonton especially if they regularly deal with such properties in Upper Edmonton.

Can you provide any top tips for leasehold conveyancing in Upper Edmonton from the point of view of saving time on the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Upper Edmonton can be reduced if you get in touch lawyers the minute you market your property and ask them to collate the leasehold information needed by the buyers’ conveyancers.
A minority of Upper Edmonton leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, it would be prudent to notify your estate agents to make sure that the purchasers put in hand financial (bank) and professional references. The bank reference will need to confirm that the buyers are able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their solicitors. You may think that you are aware of the number of years remaining on your lease but it would be advisable double-check by asking your conveyancers. A purchaser's lawyer will not be happy to advise their client to where the remaining number of years is less than 80 years. In the circumstances it is important at an early stage that you consider whether the lease term requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale. If you are supposed to have a share in the Management Company, you should make sure that you hold the original share certificate. Obtaining a re-issued share certificate can be a time consuming process and delays many a Upper Edmonton home move. If a duplicate share certificate is necessary, do contact the company director and secretary or managing agents (if applicable) for this at the earliest opportunity.

Upper Edmonton Leasehold Conveyancing - Examples of Questions you should consider before buying

Can you tell me if there are any major works in the planning that could increase the service fees? Make sure you enquire if the the lease includes any adverse restrictions in the lease. By way of example some leases prohibit pets being allowed in in a block in Upper Edmonton. If you like the propertyin Upper Edmonton however your cat is not allowed to make the move with you then you will be presented with a difficult compromise. How much is the ground rent and service charge?

I have today placed an offer on an apartment in Upper Edmonton and the mortgage adviser that we are dealing with suggested his lawyer. They quoted a thousand pounds excluding VAT and disbursements. Does this sound reasonable?

You should not rely on 1 estimate. One should seek like-for-like quotes for your conveyancing in Upper Edmonton. Then select one that you trust and just as important, is on the approved panel of the bank that you are sourcing your mortgage from.