Finally the sale completed on my house in Cockfosters last April yet the purchaser is whats apping every few hours complaining that their solicitor is waiting to hear from mine. What should my lawyer have done now that I have sold?

After completion of your sale your lawyer should send the transfer deeds and all additional paperwork to the buyer’s solicitors. Where relevant, your solicitor must also send confirmation that the mortgage has been repaid to the buyers solicitors. There are no post completion requirements specific conveyancing in Cockfosters.

Can you point me to a directory of RBS panel solicitors in Cockfosters on the UK Finance Lenders’ Handbook Website?

Unfortunately not yet. There is no such directory service on the Council of Mortgage Lenders or Building Society Association sites. Very few mortgage companies make their panel listings open the public on the web. Where you are in need of a Cockfosters lawyer on the RBS please make the most of our tool.

We expect to receive a DIP from Skipton this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Skipton recommend any Cockfosters solicitors on the Skipton conveyancing panel, or is it better to go independently?

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

Planning on purchasing a house in Cockfosters. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Nationwide conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Cockfosters solicitor is on the Nationwide conveyancing panel.

Over the last few months I have been searching for a leasehold apartment up to £195,000 and identified one round the corner in Cockfosters I like with open areas and transport links nearby, the downside is that it's only got 61 years on the lease. I can't really find anything else in Cockfosters suitable, so just wondered if I would be making a grave error buying a lease with such few years left?

Should you require a mortgage the remaining unexpired lease term will likely be problematic. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for a minimum of 2 years you can ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this matter.

My husband and I are new to the buying process - had an offer accepted, yet the agent informed us that the seller will only proceed if we appoint the agent's preferred conveyancers as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a local solicitor accustomed to conveyancing in Cockfosters

It is highly unlikely the vendors are behind this. If they desire ‘a quick sale', turning down a genuine purchaser is going to damage their objectives. Avoid the agents and go straight to the sellers and make sure they comprehend that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you wish to move quickly (e)however you are going to appoint your own,trusted Cockfosters conveyancing solicitors - as opposed tothose that will provide the negotiator at the agency a referral fee or achieve conveyancing thresholds pre-set by senior management.

At what point do I pay the Stamp Duty Land Tax payable for my Cockfosters flat purchase?

Most property lawyers tend to complete a Land Transaction Return Form on your behalf during your Cockfosters conveyancing transaction for signature. On completion your property lawyer will submit the Land Transaction application to the Inland Revenue and - as long as they have the money - discharge any tax bill payable for you.