My IFA has requested my Golders Green solicitor’s panel member for the HSBC conveyancing panel. How do I discover this. I have e-mailed my local Golders Green office but they have not responded to me.

You are best placed to get this information from your Golders Green solicitor . They maintain a central record lender panel numbers.

We see that you have a search directory identifying firms on the HSBC conveyancing panel. Do firms pay you a referral fee if I instruct them for our own conveyancing in Golders Green?

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

My bid for a property was accepted at auction in Golders Green. Conveyancing is required. What are my next steps?

Having for in every practical sense signed on the dotted line you must hire the services of a conveyancing solicitor as a matter of priority as you now have a tight deadline in which to complete the deal. All auction property should have a corresponding legal set of papers. This will include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold property the conveyancing papers may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to leasehold premises. You need to give this to your appointed conveyancing solicitor at the earliest opportunity. You also need to ensure that that you have the requisite funding in order to complete the transaction on the set completion date.

When it comes to lenders such as Lloyds, do Golders Green solicitors incur a fee to be on the list of approved solicitors?

We are not aware of any mortgage company fees to be on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel application.

Can I be sure that the Golders Green conveyancing solicitor on the Nottingham panel is any good?

When it comes to conveyancing in Golders Green getting recommendations is a sensible 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 solicitor handling your transaction.

Just acquired a semi-detached house in Golders Green , What is the estimated time for the Land Registry to register my ownership? My Golders Green conveyancing solicitor has been painfully slow, so I want to check the land registry aspects are addressed.

There is nothing unique about conveyancing in Golders Green registration formalities. Rather than based on location, timeframes can differ according to who lodges the application, whether it is in order and if the Land registry must send notices to any 3rd persons or bodies. At present approximately 80% of such applications are fully addressed within two weeks but occasionally there can be protracted hold-ups. Historically registration occurs after the buyer is living at the property so registration formalities is not always top priority but if there is a degree of urgency associated with the registration then you or your solicitor could communicate with the Registry to express the reasoning for the application to be prioritised.

I am buying a new build house in Golders Green with a loan from Nottingham Building Society. The developers would not budge the amount so I negotiated £7000 of extras instead. The estate agent suggested that I not disclose to my solicitor about the deal as it could adversely affect my mortgage with the bank. Is this normal?.

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