The Upper Edmonton conveyancing firm handling our Upper Edmonton conveyancing has spotted an inconsistency between the assumptions in the valuation report and what is in the legal papers for the property. My lawyer says that he must check that the lender is happy with this discrepancy and is still content to lend. Is my solicitor’s course or action legitimate?

Your conveyancer must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

There is lots of here regarding conveyancing in Upper Edmonton but what is your top tip for choosing the right conveyancer in Upper Edmonton

We would encourage you not to go for the cheapest Upper Edmonton conveyancing quote. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

We have a mortgage agreed in principle with HSBC. Upper Edmonton conveyancing practitioners are instructed. What is the average time that one could expect to receive a mortgage offer from HSBC?

There is no definitive answer here. Have HSBC done the valuation? Have you advised HSBC as to your lawyers' details and checked that your lawyers are on the HSBC conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

Yorkshire BS have agreed my home loan in principle, my bid on a house in Upper Edmonton has been accepted, what are the next steps?

Your estate agent will want to know who your solicitors are (make sure the conveyancing practitioners are on the lender’s approved list). Telephone Yorkshire BS or your broker and finish off any appropriate documentation. Yorkshire BS will appoint a valuer who will get in contact with the estate agent or vendor to schedule an appointment. Once carried out (assuming no problems) it takes approximately a fortnight to receive the mortgage offer. Yorkshire BS will send 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 Upper Edmonton.

Despite weeks of looking the Title Certificate and documents to our property are lost. The lawyers who handled the conveyancing in Upper Edmonton 10 years ago no longer exist. Will I be able to sell the house?

Gone are the days when you need to have the physical official documentation to evidence that you own the land or property, given that the Land Registry hold details of all registered land or property electronically.

Can you offer any advice when it comes to choosing a Upper Edmonton conveyancing firm to deal with our lease extension?

If you are instructing a conveyancer for lease extension works (regardless if they are a Upper Edmonton conveyancing practice) it is imperative that they be familiar with the legislation and specialises in this area of work. We advise that you make enquires with several firms including non Upper Edmonton conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be useful:

What are the legal fees for lease extension work? How many lease extensions have they completed in Upper Edmonton in the last year?

I inherited a basement flat in Upper Edmonton, conveyancing was carried out April 1995. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Upper Edmonton with over 90 years remaining are worth £201,000. The ground rent is £45 per annum. The lease comes to an end on 21st October 2088

You have 64 years left to run the likely cost is going to be between £14,300 and £16,400 plus plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first getting professional advice.

Your search tool is useful but there are many lawyers listed near Upper Edmonton being on the lender conveyancing panel. Can you recommend a specific firm on the bank approved panel?

We do not recommend specific Upper Edmonton firms as the right Upper Edmonton conveyancing solicitor for you depends on where your priorities lie. For example you may require a local firm with Upper Edmonton knowledge or you might be looking for the low cost conveyancing. We recommend that you speak to 3 or 4 lawyers listed before you make your choice..