Is there a reason to instruct a Cockfosters conveyancing practice given that internet based conveyancers are more affordable?

By all means make sure that you get 2 or 3 like-for-like quotes for conveyancing costs in Cockfosters and you should seek a competitive quote but don’t become consumed with hunting for the cheapest Cockfosters conveyancer. Identifying the right conveyancer can be the distinction between a smooth and a stressful house move. You need to ensure that you have expert advice from a trusted conveyancer. An e-mail can never be as helpful as a telephone conversation and can never replicate a one to one meeting. Our partner firms will allocate you a qualified and experienced conveyancing solicitor that will tackle your conveyancing from from the outset to completion, providing a level of personalised service that you are unlikely to received from an internet conveyancer. He or She will keep you updated on progress making sure that you are ensuring that you are updated at regular intervals. Should you need to call the office you will be sure who to ask for and they will be sure you are kept fully informed.

I am in the process of remortgaging my property in Cockfosters, does my lawyer have to be on the Yorkshire BS Solicitor panel?

In theory, you could use a solicitor that is not on the Yorkshire BS conveyancing panel, but Yorkshire BS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.

I currently have a mortgage with Kent Reliance for my property in Cockfosters. Conveyancing was finalised months ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Kent Reliance?

You must advise Kent Reliance in advance of letting out your property as this is likely to be a breach of Kent Reliance’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Kent Reliance directly. It should not be necessary to do this via a Kent Reliance conveyancing panel lawyer.

I am due to exchange contracts on my flat. I had a double glazing fitted in October 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Kent Reliance are being pedantic. The Cockfosters solicitor who is on the Kent Reliance conveyancing panel is saying indemnity insurance will be fine 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.

Coventry BS have agreed my mortgage in principle, my bid on a property in Cockfosters has been accepted, what are the next steps?

The property agent will wish to know who your solicitors are (ensure that the conveyancers are on the lender’s approved list). Telephone Coventry BS or your financial adviser and complete any outstanding forms. Coventry BS will appoint a valuer who will get in touch with the selling agent or owners to arrange a time for the valuation to occur. Once carried out (assuming no problems) it takes about a fortnight to get a mortgage offer. Coventry BS will issue the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Cockfosters.

Despite weeks of looking the Title Certificate and documents to our property can not be found. The solicitors who handled the conveyancing in Cockfosters 10 years ago are no longer around. What do I do?

As long as you have a registered title the information relating to your ownership will be held by the Land Registry under a Title Number. It is easy to execute a search at the Land Registry, locate your property and secure up to date copies of the Registered Entries for a small fee. Where the title is Leasehold then the Land Registry will in most cases hold a file copy of the Registered Lease and again, a copy can be retrieved for twenty pounds.

What advice can you give us when it comes to finding a Cockfosters conveyancing practice to carry out our lease extension conveyancing?

If you are instructing a conveyancer for lease extension works (regardless if they are a Cockfosters conveyancing firm) it is most important that he or she should be familiar with the legislation and specialises in this area of work. We advise that you make enquires with two or three firms including non Cockfosters conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be of use:

Can they put you in touch with clients in Cockfosters who can give a testimonial?

I own a two-bedroom flat in Cockfosters. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal make a decision on the amount due for a lease extension?

in cases where there is a missing freeholder or if there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to calculate the sum to be paid.

An example of a Freehold Enfranchisement decision for a Cockfosters property is 23 Beaconsfield Road in July 2013. The Tribunals decided that the amount payable was £31,203 for the freehold. This case affected 2 flats. The unexpired residue of the current lease was 70.31 years.