Please help. My Bowes Park solicitor is advising me that she is duty bound toapply for Bowes Park conveyancing searches resulting from the fact thatthe firm are on the Virgin Moneyapproved lawyer panel. Do I not have any say here?

You have limited options available to you. As you are taking a mortgage with a bank your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Bowes Park conveyancing searches.

At what point will exchange of contracts occur in purchase conveyancing in Bowes Park and am I required to be at the conveyancers office?

If you are in close proximity to our conveyancing solicitors in Bowes Park you are welcome to come in to sign documents. However, the law practices we recommend provide a nationwide conveyancing service and provide as equally diligent and professional a job for you when dealing with you electronically. The signing of the contract is not when everything is set in stone. Signing on the dotted line simply enables the solicitor to address the formalities when the time is right, which will usually be very shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Bowes Park)to be in the office at the appropriate time.

We are downsizing from our home in Bowes Park and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. A high street Bowes Park lawyer would know this is not the case. It does beg the question why the buyers are using an internet conveyancing practice rather than a conveyancing solicitor in Bowes Park. We have lived in Bowes Park for many years we know of no issue. Is it a good idea to contact our local Authority to obtain clarification need.

It would appear that you have a conveyancing lawyer currently acting for you. Are they able to advise? You need to 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 health insurance to cover that same ailment)

I am buying a new build flat in Bowes Park. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Bowes Park

Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Forfeiture - bankruptcy or liquidation must not apply under this provision. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.

There are only Sixty One years remaining on my lease in Bowes Park. I need to get lease extension but my freeholder is missing. What options are available to me?

On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the Court. However, you will be required to prove that you or your lawyers have made all reasonable attempts to find the freeholder. For most situations an enquiry agent may be useful to carry out a search and prepare a report to be used as proof that the landlord can not be located. It is advisable to get professional help from a solicitor in relation to proving the landlord’s disappearance and the vesting order request to the County Court covering Bowes Park.

Following months of dialogue we cannot agree with our landlord on how much the lease extension should cost for our flat in Bowes Park. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?

Most definitely. We can put you in touch with a Bowes Park conveyancing firm who can help.

An example of a Lease Extension decision for a Bowes Park flat is First Floor Flat 109 Lyndhurst Road in May 2010. Following a vesting order by Edmonton County Court on 29th October 2009 the Tribunal decided on a figure of £5,012 for a lease extension. This case affected 1 flat. The unexpired term was 81.79 years.