I am selling my house in Tottenham Hale and the EA has just text me to advise that the purchasers are swapping solicitor. The reason given is that the lender will only engage with property lawyers on their conveyancing panel. On what basis would a leading lender only deal with specific solicitors rather the firm that they want to appoint for their conveyancing in Tottenham Hale ?

Banks have always had an approved set of law firms that can represent them, but in the last few years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for many years.

Banks blame a rise in fraud by way of justification for the reduction – criteria have been tightened as a smaller panel is easier to oversee. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are not going to have any sway in the decision.

Me and my fiancee are buying our first home. Our solicitor has texted usto ask if we wish to purchase extra conveyancing searches. Frankly we are clueless as to what's relevant for conveyancing in Tottenham Hale

The extent of Tottenham Hale conveyancing searches should be triggered based primarily on the premises, the location, the probability of any of these risks, your knowledge of the area and risks, your overall appetite to risk. What is important is that you properly comprehend what information each search could give you. Then you can make a decision if you consider that you need that information. If unsure, ask your solicitor to guide you.

I need some quick conveyancing in Tottenham Hale as I am under a deadline to sign on the dotted line inside one month. A mortgage is not required. Can I escape the need for conveyancing searches to save money and time?

As you are not getting a mortgage you are at free not to do searches although no conveyancer would advise that you don't. With lots of history conveyancing in Tottenham Hale the following are instances of issues that can be revealed and therefore impact future saleability: Enforcement Notices, Overdue Charges, Overdue Grants, Unadopted Roads,...

I have been on the look out for a leasehold apartment up to £195,000 and identified one close by in Tottenham Hale I like with a park and station in the vicinity, the downside is that it's only got 52 years on the lease. I can't really find anything else in Tottenham Hale for this price, so just wondered if I would be making a grave error purchasing a short lease?

Should you require a home loan the remaining unexpired lease term will be an issue. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least twenty four months you may ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this.

I am a sole trader planning to take an assignment of a lease of an office on a shopping parade. Can you recommend lawyers offering no-sale-no charges for commercial conveyancing in Tottenham Hale for under £1,200?

We can recommend firms who have specialist knowledge of commercial conveyancing in Tottenham Hale, including the disposal and acquisition of businesses as well as simply premises. Whether you are looking to buy or dispose of a shop, pub, restaurant, office, retail premises or a complete business we can find you the right solicitor. As for the charges these will vary based on the structure and nuances of the deal. Let us have your contact information or email so as to enable us to furnish you with comprehensive commercial conveyancing calculation.