Some advice if I may. My Edmonton conveyancer is informing me me that she is duty bound toorder Edmonton conveyancing searches resulting from the fact thatthe firm are on the Virgin Moneyapproved lawyer panel. Do I not have a choice here?

Unfortunately both you and your lawyer have little choice here. As you are taking a mortgage with a mortgage company your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Edmonton conveyancing searches.

My lender has suggested solicitors on their panel based in Edmonton but I would rather choose a conveyancing lawyer in Edmonton or nearer to where I live. Are you able to help?

It is by no means the case that all Edmonton conveyancing solicitors are listed all lender’s conveyancing panel. Use our search tool to identify a Edmonton conveyancing firm on the on the mortgage company panel.

How does conveyancing in Edmonton differ for new build properties?

Most buyers of new build property in Edmonton contact us having been asked by the builder to exchange contracts and commit to the purchase even before the house is built. This is because developers in Edmonton tend to purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Edmonton or who has acted in the same development.

If all goes to plan we aim to complete the sale of our £150,000 apartment in Edmonton in nine days. The management company has quoted £336 for Landlord’s certificate, building insurance schedule and 3 years service charge statements. Is the landlord entitled to charge such fees for a leasehold conveyance in Edmonton?

Edmonton conveyancing on leasehold apartments nine out of ten times involves fees being levied by landlords agents :

Addressing conveyancing due diligence enquiries Where consent is required before sale in Edmonton Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your lawyer will have no control over the level of the charges for this information but the average costs for the information for Edmonton leasehold premises is £350. For Edmonton conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to supply answers.

I have tried to negotiate informally with with my landlord to extend my lease without success. Can the Leasehold Valuation Tribunal adjudicate on such matters? Can you recommend a Edmonton conveyancing firm to represent me?

Absolutely. We are happy to put you in touch with a Edmonton conveyancing firm who can help.

An example of a Vesting Order and Purchase of freehold decision for a Edmonton residence is Ground Floor Flat 4A Baronet Road in February 2010. Following a vesting order by Edmonton County Court on 23rd December 2008 (case number 8ED064) the Tribunal decided that the price that the Applicant for the freehold interest should pay is £8,689.00 This case was in relation to 2 flats. The unexpired lease term was 80.01 years.

My son is about to join the property ladder, the home loan was agreed last week in principle. When the seller agreed the offer on the house we rang the lender to progress the mortgage application. I was shocked to hear that banks do not accept all solicitor, they must be on their panel, is this correct?

Mortgage Companies normally imposes restrictions either the type or the number of conveyancing solicitors on their approved list of lawyers. A common example of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that lenders have no responsibility for the quality of advice provided by any Edmonton lawyer on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Presumably not.