Are the BSA intent on creating a searchable register to to identify solicitors on the Coventry BS conveyancing panel for example in Hendon?

We are not aware of any intention on the part of the BSA to develop such a tool.

I am purchasing a new build house in Hendon with a loan from Nottingham Building Society. The builders would not move on the price so I negotiated five thousand pounds worth of additionals instead. The sale representative advised me not to tell my solicitor about this extras as it could affect my mortgage with Nottingham Building Society. 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.

I need to appoint a conveyancing solicitor for some conveyancing in Hendon. I've stumble upon a web site which looks to be the perfect answer If it is possible to get all formalities completed via web that would be ideal. Should I be concerned? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

Can you offer any advice when it comes to appointing a Hendon conveyancing firm to deal with our lease extension?

When appointing a solicitor for your lease extension (regardless if they are a Hendon conveyancing firm) it is imperative that he or she should be familiar with the legislation and specialises in this area of conveyancing. We advise that you speak with two or three firms including non Hendon conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be useful:

If the firm is not ALEP accredited then why not? How familiar is the firm with lease extension legislation?

I own a first floor flat in Hendon. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal make a decision on the amount due for the purchase of the freehold?

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

An example of a Lease Extension case for a Hendon property is First Floor Flat 61 Wilberforce Road in March 2014. The premium payable was £10,130 and the case was remitted back to the Willesden County Court to effect the Vesting Order (Claim No 3W103100). This case affected 1 flat. The unexpired term was 71 years.

My son is about to join the property ladder, the home loan was agreed last week in principle. When the offer was accepted on house we contacted the building society to progress the mortgage application. We were very surprised to learn that mortgage lenders do not accept all conveyancing practitioner, they must be on their panel, is this legal?

Mortgage Companies normally restrict either the type or the number of conveyancing solicitors on their approved list of lawyers. Typical examples 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 Hendon property 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? Unlikely.