My IFA has asked me for my South Tottenham lawyer’ panel member for the Nationwide conveyancing panel. How do I find this out. I have contacted my local South Tottenham office but they have not got back to me yet.

Have you tried calling your South Tottenham conveyancing practitioner about this?. They keep a central record lender panel numbers.

My lawyer has informed me that lack of planning permission insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in South Tottenham?

The right level of lack of planning permission indemnity insurance should be dictated by who your lender. It would differ for example between Accord Mortgages Ltd and The Mortgage Works. Conveyancing practitioners as opposed to members of the public take out such insurances.

Is it the case that all South Tottenham CQS (Conveyancing Quality Scheme) solicitors are on the Santander conveyancing panel?

It is true that some banks and building societies now make use of the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.

After shopping around on the internet I have found a South Tottenham property lawyer having checked that they are on the Principality conveyancing panel. Does my lawyer arrange the survey of the property?

Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your South Tottenham postcode. As you are getting a mortgage with Principality, you could contact them to see if they have a list of approved surveyors in South Tottenham.

I have justdiscovered that Wolstenholmes have been shut down. They carried out my conveyancing in South Tottenham for a purchase of a freehold house 12 months ago. How can I check that my home is not still registered in the name of the previous owner?

The easiest way to see if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of South Tottenham conveyancing specialists.

I am buying a new build house in South Tottenham with the aid of help to buy. The sellers would not move on the price so I negotiated 6k of fixtures and fittings instead. The sale representative advised me not to tell my conveyancer about this extras as it could adversely affect my mortgage with the bank. Should I keep quiet?.

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.

I have been told by numerous friends that it should take six to eight weeks for South Tottenham conveyancing to complete.This was a month ago. The paperwork was only sent to my conveyancer last week so now does it countdown?

No definitive time frame exists for conveyancing in South Tottenham. Conveyancing is subject to many variable. South Tottenham conveyancing searches alone may take some weeks to arrive.