It may have been a long time coming a mortgage offer from Santander for the remortgage of my 2 room apartment is expected within the next few days. Are you able to recommend a low cost conveyancing solicitor in Canonbury?

You have arrived at the wrong site to search for the lowest fares for conveyancing solicitors in Canonbury. Our aim is to provide excellent value conveyancing but we do not advertise as being the cheapest. Do not be swayed by brokers offering ninety nine pound conveyancing in Canonbury. The optimum outcome, in choosing a lawyer for low cost conveyancing, you will earn what you pay for and at worst it will result in you invoiced for extras and still not get the service required.

We were going to get a DIP from Leeds Building Society this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Leeds Building Society recommend any Canonbury solicitors on the Leeds Building Society conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Canonbury solicitors independently although you'll need to choose one on the Leeds Building Society conveyancing panel. The solicitor represents both you and Leeds Building Society through the process.

Completion of my purchase has taken place for my property in Canonbury. Conveyancing was a necessary evil but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?

Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

I am selling my flat. I had a double glazing fitted in July 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Kent Reliance are being problematic. The Canonbury solicitor who is on the Kent Reliance conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Kent Reliance are requiring a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?

It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I'm buying a new build house in Canonbury with the aid of help to buy. The builders refused to budge the amount so I negotiated 6k of additionals instead. The property agent suggested that I not to tell my solicitor about this deal as it could affect my loan with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder 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.

Given that I am about to spend £400,000 on a two bedroom apartment in Canonbury I would like to talk to a solicitor regarding theconveyancing prior to instructing the firm. Is this something that you can arrange?

We could not agree more - we would be happy to talk to you we do not take any clients on without you liaising with the conveyancer due to be carrying out your property ownership legalities in Canonbury.There is no ‘factory style conveyancing’ - every client is unique person, not a matter reference. The practices that we put you in touch with believe that the figure you are calculated and presented to you for your conveyancing in Canonbury should be the amount on the final invoice that you end up paying.

Planning to exchange soon on a studio apartment in Canonbury. Conveyancing solicitors assured me that they report fully next week. Are there areas in the report that I should be focusing on?

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

The landlord’s rights to access the property. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. You should receive a copy of the lease What options are open to you if an adjoining owner breaches a clause of their lease? Alterations to the flat Do you need to have carpet in the flat or are you allowed wood flooring?

Having spent months of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in Canonbury. Can we issue an application to the Residential Property Tribunal Service?

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

An example of a Lease Extension decision for a Canonbury residence is 5C Stoke Newington Road in April 2010. the Tribunal therefore concludes that the premium to be paid for the extended lease is £700.00 This case was in relation to 1 flat. The number of years remaining on the existing lease(s) was 80.5 years.