We see that you have a search directory identifying solicitors on the Coventry BS conveyancing panel. Do companies pay you a referral fee if I retain them for our own conveyancing in Wood Green?

We are a listing service only for law firms wishing to communicate if they are on the Coventry BS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Wood Green.

When it comes to mortgage companies such as TSB, do Wood Green conveyancers face a fee to be on the conveyancing panel?

We are unaware of any mortgage company fees to be on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel application.

My partner and I are in the throws of looking at houses in Wood Green and I am about to put in an offer. Is it sensible to have a solicitor on ‘stand by’? I am planning to take a home loan with Principality.

It would be wise to instigate your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the selling agent. As you are taking out a mortgage with Principality, ask your prospective lawyers if they are on the Principality conveyancing panel otherwise they can't do the mortgage legal work.

The mortgage over my property is with Clydesdale for my property in Wood Green. Conveyancing has been completed a year ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Clydesdale?

You must advise Clydesdale in advance of letting out your property as this is likely to be a breach of Clydesdale’s mortgage conditions. It may be that Clydesdale will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Clydesdale directly. It should not be necessary to do this via a Clydesdale conveyancing panel solicitor.

I am purchasing my first flat in Wood Green with a mortgage from Halifax. The sellers refused to budge the amount so I negotiated £7000 of fixtures and fittings instead. The property agent advised me not inform my solicitor about the side-deal as it will impact my loan with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder 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.

My brother has suggested that I use his lawyers for conveyancing in Wood Green. Should I use them?

No doubt the best way to find a conveyancing lawyer is to have recommendations from friends or family who have experience in using the conveyancer you're considering.

Can you provide any advice for leasehold conveyancing in Wood Green from the point of view of expediting the sale process?

• Much of the frustration in leasehold conveyancing in Wood Green can be avoided where you instruct lawyers as soon as you market your property and request that they start to collate the leasehold information which will be required by the purchasers’ conveyancers.
Many landlords or managing agents in Wood Green levy fees for providing management packs for a leasehold property. You or your lawyers should discover the fee that they propose to charge. The management information sought on or before finding a buyer, thus accelerating the process. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most usual cause of frustration in leasehold conveyancing in Wood Green. If you hold a share in a the freehold, you should make sure that you are holding the original share document. Obtaining a re-issued share certificate is often a lengthy process and delays many a Wood Green conveyancing deal. If a duplicate share is required, do contact the company officers or managing agents (where applicable) for this sooner rather than later. If you have had conflict with your freeholder or managing agents it is very important that these are settled before the property is put on the market. The buyers and their solicitors will be reluctant to purchase a property where there is an ongoing dispute. You may have to bite the bullet and discharge any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the purchasers, but it is better to reveal the dispute as historic as opposed to unresolved.

I have tried to negotiate informally with with my landlord to extend my lease without any joy. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a Wood Green conveyancing firm to act on my behalf?

Most definitely. We can put you in touch with a Wood Green conveyancing firm who can help.

An example of a Lease Extension matter before the tribunal for a Wood 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 remaining number of years on the lease was 81.79 years.