Last September we completed a house move in Ponders End. We have since encountered a number of issues with the property which we consider were omitted in the conveyancing searches. Is there anything we can do? What searches should? have been carried out for conveyancing in Ponders End?

It is not clear from the question as what problems have arisen and if they are relate to conveyancing in Ponders End. Conveyancing searches and investigations initiated as part of the legal transfer of property are supposed to help avoid problems. As part of the legal transfer of property, a seller completes a document referred to as a Seller’s Property Information Form. answers ends up being incorrect, you could possibly take legal action against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Ponders End.

We have agreed to purchase a house in Ponders End. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Nottingham be concerned?

Given that you are obtaining a mortgage with Nottingham your lawyer must follow the conveyancing requirements outlined in Part two of UK Finance Lenders’ Handbook for Nottingham. The CML Handbook sets out minimum conditions for solar panel roof-space leases, and lawyers are required to report to Nottingham where a lease fails to satisfy these requirements. The conditions relate to the installation of panels on properties nationwide and is not limited to Ponders End.

I have decided to exercise my right to buy my property in Ponders End off the council. I have a mortgage offer with Barclays. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have 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 Barclays, you will need to appoint a solicitor on the Barclays conveyancing panel.

After much negotiation I have agreed a price on an apartment in Ponders End. My financial adviser suggested a lawyer. I paid an advanced payment of £225. Soon after, the conveyancing practitioner called me sheepishly admitting that they were not on the Bank of Ireland 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 Bank of Ireland 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.

I'm purchasing my first flat in Ponders End with a loan from Chelsea Building Society. The sellers would not budge the amount so I negotiated £7000 of fixtures and fittings instead. The estate agent advised me not to tell my solicitor about this side-deal as it may impact my mortgage with the lender. Should I keep quiet?.

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 am looking for a leasehold apartment up to £245,000 and identified one round the corner in Ponders End I like with a park and railway links nearby, the downside is that it's only got 52 remaining years left on the lease. I can't really find anything else in Ponders End for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?

Should you require a home loan that many years will be a potential deal breaker. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the premises for at least twenty four months you could ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this matter.

I've found a house that appears to meet my requirements, at a great price which is making it more attractive. I have subsequently discovered that it's a leasehold as opposed to freehold. I would have thought that there are issues purchasing a house with a leasehold title in Ponders End. Conveyancing advisers have are about to be appointed. Will they explain the issues?

Most houses in Ponders End are freehold and not leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can help the conveyancing process. it is apparent that you are buying in Ponders End so you should seriously consider shopping around for a Ponders End conveyancing solicitor and check that they are used to advising on leasehold houses. First you will need to check the unexpired lease term. As a leaseholder you will not be entirely free to do whatever you want with the house. The lease will likely included provisions for example requiring the landlord’sconsent to conduct alterations. It may be necessary to pay a contribution towards the maintenance of the communal areas where the property is part of an estate. Your conveyancer should appraise you on the various issues.

I have had difficulty in seeking a lease extension in Ponders End. Can the Leasehold Valuation Tribunal adjudicate on premiums?

Most definitely. We are happy to put you in touch with a Ponders End conveyancing firm who can help.

An example of a Vesting Order and Purchase of freehold case for a Ponders End flat is Ground Floor Flat 4A Baronet Road in February 2010. Following a vesting order by Edmonton County Court on 23rd December 2008 (case number 8ED064) the Tribunal decided that the price that the Applicant for the freehold interest should pay is £8,689.00 This case related to 2 flats. The unexpired term as at the valuation date was 80.01 years.