I am selling my home in Muswell Hill and the EA has just text me to say that the buyers are appointing a new law firm. I am told that this is due to the fact that the lender will only deal with solicitors on their approved list. On what basis would a big named lender only work with certain lawyers rather the firm that they want to select to handle their conveyancing in Muswell Hill ?

Lenders have always had an approved set of law firms that can act for them, but in the last few years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 25 years.

Lenders point to the increase in fraud as the reason for the cull – criteria have been narrowed as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are unlikely to have any impact on this.

Just acquired a semi-detached house in Muswell Hill , What is the estimated time for the Land Registry to register the transfer to my name? My Muswell Hill conveyancing solicitor has been painfully slow, so I want to be sure the registration is dealt with.

There is nothing unique about conveyancing in Muswell Hill registration formalities. Rather than based on location, timescales can adjust depending on who lodges the application, whether it is in order and whether the Land registry must send notices to any other persons or bodies. Currently in the region of three quarters of submission are completed in less than three weeks but some can be subject to longer delays. Historically registration takes place after the new owner is living at the premises therefore an expedited registration is not usually top priority but if there is a degree of urgency associated with the registration then you or your solicitor must speak with the land registry and explain the circumstances.

How does conveyancing in Muswell Hill differ for newly converted properties?

Most buyers of new build residence in Muswell Hill come to us having been asked by the builder to exchange contracts and commit to the purchase even before the property is ready to move into. This is because builders in Muswell Hill usually acquire the land, 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 conveyancing solicitors 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 used to new build conveyancing in Muswell Hill or who has acted in the same development.

Can you offer any advice when it comes to choosing a Muswell Hill conveyancing firm to carry out our lease extension conveyancing?

If you are instructing a conveyancer for lease extension works (regardless if they are a Muswell Hill conveyancing firm) it is imperative that they be familiar with the legislation and specialises in this area of conveyancing. We recommend that you talk with two or three firms including non Muswell Hill conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be of use:

How experienced is the practice with lease extension legislation? Can they put you in touch with clients in Muswell Hill who can give a testimonial?

Following years of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in Muswell Hill. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?

Most certainly. We are happy to put you in touch with a Muswell Hill conveyancing firm who can help.

An example of a Lease Extension matter before the tribunal for a Muswell Hill premises is Flat B 10 Grove Avenue in October 2013. Following a vesting order Clerkenwell and Shoreditch County Court 3rd July 2013 The tribunal determines that the premium payable for the lease extension was £36,215.00 This case affected 1 flat. The unexpired term as at the valuation date was 65.21 years.

After what seems like an age a loan agreement from a mortgage company for the remortgage of my 3 bedroom maisonette is to be issued by the end of next week. Are you able to suggest an efficient remortgage conveyancing solicitor in Muswell Hill ?

You have come to the wrong place to search for the cheapest conveyancing in Muswell Hill. Our intention is to offer excellent value conveyancing but we do not work with the cheapest lawyers. Do not be fooled by companies offering £99 conveyancing in Muswell Hill.At best, in going for cheap conveyancing, you will end up with what you pay for and at worst you will end up being stung for additional fee and still not get the service required.