I am assisting my step-mother sell her flat in South Tottenham. Will the conveyancer order the energy performance certificate or should I organise this?

Following the demise of Home Packs, energy performance certificates was maintained a mandatory part of moving property. An energy assessment should be to hand prior to the property being advertised. It is not a task that solicitors normally organise. If you are instructing a South Tottenham conveyancing lawyer they might be willing to arrange EPC’s due to their contacts with reputable local providers

I'm at the point of looking at houses in South Tottenham and I am now considering a potential offer. Should I already have a conveyancer appointed at this stage? I will be getting a mortgage with Kent Reliance.

You should start requesting conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the estate agent. As you are seeking a mortgage with Kent Reliance, ask your prospective lawyers if they are on the Kent Reliance conveyancing panel otherwise they can't do the mortgage legal work.

Barclays have agreed my mortgage in principle, my offer on a property in South Tottenham has been accepted, now what?

Your estate agent will wish to know who your solicitors are (make sure the conveyancing practitioners are on the bank’s panel). Contact Barclays or the broker and finish off any relevant paperwork. Barclays will sellect a valuer who will get in touch with the estate agent or seller to book an appointment. Once conducted (assuming no problems) it takes on average a fortnight to get a mortgage offer. Barclays will issue the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in South Tottenham.

I'm purchasing my first flat in South Tottenham with a mortgage from Yorkshire Building Society. The developers refused to budge the price so I negotiated 6k of additionals instead. The house builders rep advised me not inform my lawyer about the deal as it may affect my mortgage with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder 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.

Given that I am about to part with £400,000 on a property in South Tottenham I would like to have a conversation with the conveyancer concerning thehome move prior to appointing the firm. Is this something that you can arrange?

This is something that we encourage - it is our preference to talk to you we do not take any clients on without you first talking to the conveyancer due to be doing your conveyancing in South Tottenham.There is no ‘factory style conveyancing’ - every client is unique individual, not a case number. The law firms that we put you in touch with believe that the figure you are quoted for residential conveyancing in South Tottenham should be the figure that you end up paying.

My husband and I are first time buyers - agreed a price, but the agent informed us that the vendor will only proceed if we appoint the agent's chosen conveyancers as they want a ‘quick sale’. Our preferred option is to instruct a family solicitor with experience of conveyancing in South Tottenham

We suspect that the owner is unaware of this ultimatum. Should the vendor require ‘a quick sale', alienating a motivated purchaser is likely to cause more damage than good. Contact the sellers directly and make the point that (a)you are genuine buyers (b)you are excited to move forward, with finances arranged © you are unencumbered (d) you wish to move quickly (e)but you intend to instruct your own,trusted South Tottenham conveyancing firm - not the ones that will provide their negotiator at the agency a kickback or hit his conveyancing figures pre-set by HQ.

Me and my wife have just had an offer agreed on a property and had an appointment on Monday with the Post Office for the mortgage. They have informed me that when it comes to appointing a conveyancing practitioner that unless they are on their approved panel of lawyers then we will incur a further charge of £250+. This is because they would then have to instruct a solicitor to act on their behalf as well as the one we choose to act on our behalf and we are liable for their costs. I have asked the Post Office to furnish me with a list so I can seek quotes only from their approved lawyers but was told they dont have such a list to hand over. What would be the best way of going about this?

You can enquire of the Post Office what their criteria for panel membership is for a solicitor.Then ask the lawyer of your choice whether they fit that criteria and have they acted on loans for the Post Office historically. If the answer to those is yes, then just double check with the Post Office. Alternatively please utilise our search tool and we may be able to identify a conveyancer in South Tottenham on the panel for the Post Office.