I sincerely hope you can help me. My Enfield lawyer is assuring me that he has toconduct Enfield conveyancing searches becausethe firm are on the Nat Westapproved lawyer panel. Do I not have a choice here?

You have limited options available to you. As you are taking a mortgage with a bank your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Enfield conveyancing searches.

I had intended to instruct a conveyancing solicitor in Enfield for our house purchase. Our broker informed us that our bank Yorkshire Building Society won't deal with them. Why is this not regarded as unduly restrictive?

Mortgage Companies normally restrict either the type or the amount of conveyancing firms on their member panel. A common example of such restriction(s) being that a law practice must have two or more partners. As well as restricting the type of firm, some have decided to limit the amount of solicitor practices they permit to represent them. Be aware that Yorkshire Building Society have no responsibility for the quality of advice provided by any member of Yorkshire Building Society Conveyancer Panel. Mortgage fraud was a key driver in the reduction of solicitor panels a few years ago even though there are mixed views concerning the extent of solicitor involvement in some of that fraud. Data from the Land Registry reveal that hundreds of law firms, including some in or near Enfield only carry out very few conveyances per annum.

Have just purchased a probate house at auction in Enfield. Conveyancing is required. What happens now?

Given that you are now exchanged you will need to hire the services of a conveyancing practitioner quickly as you are faced with a tight deadline in which to complete the transaction. An auction property should have a bespoke auction set of papers. This will likely include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold premises the conveyancing papers should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to a leasehold property. You should hand this to the lawyer instructed by you as soon as possible. You also need to ensure that you have funds organised to complete on the on the contractual date .

I happen to be the single beneficiary of my late mum's estate with all property in now in my sole name, including the my former home in Enfield. Conveyancing formalities meant that the Land Registry date was in December. I now wish to sell up. I do know about the CML six month 'rule', which means that my proprietorship may be considered the same way as if I'd bought the house in December. Is the property unsalable for six months?

The Council of Mortgage Lenders’ handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be caught by that. How sensible a view lenders take of it, depend on the bank as this obligation chiefly exists to pick up on subsales or the quick reselling of property.

I recently had an offer agreed on a house in Enfield. My mortgage broker suggested a lawyer. I paid an advanced payment of £175. A couple of days later, the solicitor contacted me sheepishly admitting that they were not on the Barclays conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Barclays panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Do commercial conveyancing searches reveal proposed roadworks that may impact a commercial land in Enfield?

Many commercial conveyancing solicitors in Enfield will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Enfield. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Enfield.

For every commercial conveyancing transaction in Enfield it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could result in delays to Enfield commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not carried out for residential conveyancing in Enfield.

I am looking into buying my first house which is in Enfield and I am already nervous. I couldn't find anything specific about Enfield. Conveyancing will be needed in due course but do you know about the Enfield area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at Enfield. In the meantime here are some basic statistics that we found