Me and my fiance are planning to buy a 2 bedroom flat in South Tottenham with a mortgage. We wish to retain our South Tottenham lawyer, but the mortgage company says he's not on their "panel". It appears that we have little option but to appoint one of the bank panel firms or retain our South Tottenham conveyancing practitioner and pay for one of their panel lawyers to represent them. We feel that this is inequitable; are we not able to demand that the bank use our South Tottenham solicitor ?

No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your South Tottenham conveyancing lawyer to apply to be on the conveyancing panel.

I need some fast conveyancing in South Tottenham as I am faced with pressure to exchange contracts inside one month. A home loan is not required. Is it possible to decline from having conveyancing searches to save money and time?

As you are not getting a home loan you have the choice not to do searches although no solicitor would recommend that you don't. Drawing on years of experience of conveyancing in South Tottenham the following are instances of what can arise and adversely affect future saleability: Refused Planning Applications, Outstanding Fees, Overdue Grants, Unadopted Roads,...

What does commercial conveyancing in South Tottenham cover?

South Tottenham conveyancing for business premises incorporates a broad array of advice, offered by qualified solicitors, relating to business property. For instance, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.

My husband and I are new on the property ladder - agreed a price, yet the agent has warned us that the owners will only move forward if we use the agent's recommended solicitors as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a high street conveyancer accustomed to conveyancing in South Tottenham

We suspect that the owner is unaware of this requirement. Should the seller desire ‘a quick sale', turning down a serious buyer is going to damage their objectives. Contact the owners directly and explain that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)but you are going to use your preferred South Tottenham conveyancing solicitors - not the ones that will earn their negotiator at the agency a referral fee or meet his conveyancing targets set by HQ.

Can you provide any top tips for leasehold conveyancing in South Tottenham with the aim of saving time on the sale process?

• Much of the delay in leasehold conveyancing in South Tottenham can be avoided where you instruct lawyers as soon as you market your property and ask them to collate the leasehold documentation which will be required by the buyers’ representatives.
If you have carried out any alterations to the property would they have required Landlord’s consent? In particular have you installed wooden flooring? Most leases in South Tottenham state that internal structural alterations or laying down wooden flooring necessitate a licence from the Landlord approving such changes. Should you dont have the paperwork to hand you should not communicate with the landlord without checking with your conveyancer before hand. If you hold a share in a the freehold, you should ensure that you are holding the original share document. Organising a duplicate share certificate is often a time consuming process and delays many a South Tottenham home move. Where a reissued share certificate is necessary, you should approach the company director and secretary or managing agents (where relevant) for this sooner rather than later. If there is a history of conflict with your landlord or managing agents it is essential that these are settled before the property is put on the market. The purchasers and their solicitors will be reluctant to purchase a property where a dispute is unsettled. You will have to accept that you will have to discharge any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the purchasers, but it is better to present the dispute as over rather than unresolved. Many freeholders or managing agents in South Tottenham charge for supplying management packs for a leasehold premises. You or your lawyers should discover the actual amount of the charges. The management information sought on or before finding a buyer, thus reducing delays. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most usual reason for frustration in leasehold conveyancing in South Tottenham.

After months of dialogue we cannot agree with our landlord on how much the lease extension should cost for our flat in South Tottenham. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?

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

An example of a Freehold Enfranchisement case for a South Tottenham property is 22 Wakefield Road in January 2012. Following a vesting order Clerkenwell and Shoreditch County Court under section 26 of the Leasehold Reform,Housing and Urban Development Act 1993 on 9th May 2011 the Tribunal decided that the price that the Applicant for the freehold interest should pay is £17,400 This case was in relation to 2 flats. The unexpired residue of the current lease was 74.13 years.