Do the Building Society Association intend to launch a online directory to list firms on the Coventry BS conveyancing panel for example in Palmers Green?

Lexsure has not been advised of any plans on the part of the BSA to develop such a tool.

I am helping my sister sell her house in Palmers Green. Does the solicitor arrange an energy performance certificate or it is for me to coordinate?

Following the demise of Home Packs, EPC’s remained a compulsory component of moving property. An EPC should be commissioned before the property is marketed. It is not a task that solicitors normally arrange. If you are instructing a Palmers Green conveyancing lawyer they may be able to arrange EPC’s given their relationships with reputable Palmers Green accredited person

I have decided to exercise my right to buy my property in Palmers Green off the council. I have a mortgage offer with Virgin Money. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Virgin Money, you will need to appoint a solicitor on the Virgin Money conveyancing panel.

My offer on a detached house in Palmers Green has been accepted, the sellers do nevertheless have an associated purchase. The owners have offered on a property, but it’s not yet agreed to, and are looking at other properties booked. I have selected a high street conveyancing solicitor in Palmers Green. What should be my next step? When should I get the mortgage application with TSB going?

It is understandable to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is in the region of £1k, then survey, Palmers Green conveyancing search charges, etc). First, you must ensure that your lawyer is on the TSB approved list. Regarding the subsequent phase this very much depends on the circumstances of your transaction, desire for this property and on the state of the market. During a hot market the majority of buyers would apply for the mortgage with TSB and pay for the valuation and only if it was satisfactory would they pay their conveyancer to press on with searches.

Should my conveyancer be making enquiries regarding flooding as part of the conveyancing in Palmers Green.

The risk of flooding is if increasing concern for solicitors dealing with homes in Palmers Green. Some people will acquire a property in Palmers Green, fully aware that at some time, it may be flooded. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or dispose of the property. Steps can be carried out during the course of a house purchase to forewarn the buyer.

Solicitors are not best placed to impart advice on flood risk, but there are a numerous checks that can be initiated by the buyer or on a buyer’s behalf which can give them a better appreciation of the risks in Palmers Green. The conventional set of completed inquiry forms sent to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) includes a standard inquiry of the owner to determine whether the premises has suffered from flooding. If flooding has previously occurred which is not notified by the seller, then a buyer may commence a compensation claim stemming from an inaccurate answer. A purchaser’s solicitors should also commission an environmental search. This should indicate if there is a recorded flood risk. If so, additional inquiries should be initiated.

4 months have elapsed since my purchase conveyancing in Palmers Green completed. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

What makes your site different to other online quote calculators when it comes to conveyancing in Palmers Green?

At this site secure an accurate costs illustration from a Solicitor or Licensed Conveyancer that has a full understanding of the issues of your conveyancing in Palmers Green. As opposed to estate agents and many comparison sites we do not operate referral deals with solicitors. A large number of agents and online brokers 'recommend' solicitors that pays the highest per referral, not the best value conveyancing in Palmers Green