Our lawyer has identified a defect with the lease for the apartment we are buying in Seven Sisters. The seller’s lawyers have put forward defective title insurance as a solution. We are content with insurance and will cover the costs. Our property lawyer has advised that he must be satisfied that the bank is content with this solution. Who is the client here, us or the mortgage company ?

The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the bank are the client. Your property lawyer must comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your conveyancer will have no choice but to discontinue acting for you.

When it comes to mortgage companies such as Santander, do Seven Sisters conveyancers face a yearly amount to be on the list of approved solicitors?

We are not aware of any bank fees to be on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.

We had appointed solicitors locally in Seven Sisters on the Bank of Ireland solicitor approved list. They are now charging me an additional charge for handling the Bank of Ireland mortgage. Is this an additional conveyancing fee specified by Bank of Ireland?

Unfortunately, as long as it is in their Terms and Conditions or estimate then yes your conveyancer is entitled to levy a fee for this. The fee is not dictated by Bank of Ireland but by your Seven Sisters property lawyer. Some firms on the Bank of Ireland panel will quote an ‘acting for lender’ fee and others do not.

How can we tell if a Seven Sisters conveyancing solicitor on the Skipton panel is any good?

When it comes to conveyancing in Seven Sisters seeking recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the lawyer conducting your transaction.

I have justbecome aware that Wolstenholmes have closed. They carried out my conveyancing in Seven Sisters for a purchase of a freehold house 12 months ago. How can I be sure that the property is not still registered in the name of the previous owner?

The quickest method to check if the property is registered to you, you can make 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 Seven Sisters conveyancing specialists.

Due to the input of my in-laws I had a survey completed on a house in Seven Sisters before appointing conveyancers. I have been told that there is a flying freehold overhang to the house. Our surveyor advised that some banks will not give a loan on such a house.

It depends who your proposed lender is. Santander has different instructions for example to Nationwide. Should you wish to call us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Seven Sisters. Conveyancing will be smoother if you use a solicitor in Seven Sisters especially if they are familiar with such properties in Seven Sisters.

Planning to sign contracts shortly on a ground floor flat in Seven Sisters. Conveyancing lawyers assured me that they are sending me a report tomorrow. What should I be looking out for?

The report on title for your leasehold conveyancing in Seven Sisters should include some of the following:

Specifying your legal entitlements in relation to the communal areas in the block.For example, does the lease grant a right of way over a path or hallways? What options are open to you if an adjoining owner is in violation of a provision in their lease? Who has the liability for maintaining the window frames You should know if the lease permits you to alter or upgrade anything in the premises- you must know whether any restrictions applies to all alterations or just structural alteration, and whether licences for alterations is mandated necessary

Following years of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in Seven Sisters. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?

You certainly can. We can put you in touch with a Seven Sisters conveyancing firm who can help.

An example of a Freehold Enfranchisement matter before the tribunal for a Seven Sisters premises is 22 Wakefield Road in January 2012. Following a vesting order Clerkenwell and Shoreditch County Court under section 26 of the Leasehold Reform,Housing and Urban Development Act 1993 on 9th May 2011 the Tribunal decided that the price that the Applicant for the freehold interest should pay is £17,400 This case related to 2 flats. The unexpired term was 74.13 years.