We are buying a house and need a conveyancing solicitor in Upper Edmonton who is on the Lloyds solicitor panel. Could you point me in the right direction as regards a conveyancing firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Lloyds . We don't recommend any particular firms conducting conveyancing in Upper Edmonton.

The Upper Edmonton conveyancing solicitors that I recently instructed on my house acquisition in Upper Edmonton have suddenly closed. I chose them because I had to have a solicitor on the Co-operative conveyancing panel and my preferred Upper Edmonton lawyer was not. I cut them a cheque for two hundred pounds in advance. What should be my next steps?

If you have an estate agent involved then inform them immediately so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Co-operative conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to assist.

My wife and I are selling our house in Upper Edmonton and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. Any local conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers used an online conveyancing practice as opposed to a conveyancing solicitor in Upper Edmonton. We have lived in Upper Edmonton for six years we know that this is a non issue. Do we get in touch with our local Authority to seek confirmation need.

It sounds as though you may have a conveyancing solicitor already. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)

I am buying a new build house in Upper Edmonton with the aid of help to buy. The builders refused to budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent told me not inform my solicitor about this extras as it would jeopardize my loan with Bank of Ireland. Is this normal?.

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 on look out for some leasehold conveyancing in Upper Edmonton. Before I set the wheels in motion I would like to find out the number of years remaining on the lease.

Assuming the lease is recorded at the land registry - and almost all are in Upper Edmonton - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I own a leasehold flat in Upper Edmonton, conveyancing formalities finalised in 2003. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Upper Edmonton with over 90 years remaining are worth £227,000. The ground rent is £50 per annum. The lease terminates on 21st October 2096

With just 71 years remaining on your lease we estimate the price of your lease extension to be between £9,500 and £11,000 plus legals.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.