Is the fact that my solicitor in East Finchley is not listed on my bank's conveyancing panel that there is a problem with the quality of his work?

It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the East Finchley conveyancing practice and enquire why they are no longer on the approved list for your lender.

My fiancee and I are purchasing our first house. Our lawyer has messagedto enquire if we wish to order supplemental conveyancing searches. We are really unsure what's appropriate for conveyancing in East Finchley

The number and type of East Finchley conveyancing searches depends entirely on the property, the location, the likelihood of any of these risks, your knowledge of the locality and risks, your overall attitude to risk. What is important is that you properly appreciate what information each search could give you. Then you can decide if you consider that you need that search. Where you are uncertain, ask your solicitor to recommend.

Over the last few months I have been searching for a flat up to £245,000 and found one round the corner in East Finchley I like with a park and transport links nearby, however it's only got 51 years on the lease. I can't really find anything else in East Finchley in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?

If you require a home loan the shortness of the lease will be problematic. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of 2 years you could ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing solicitor regarding this matter.

What does commercial conveyancing in East Finchley cover?

Commercial conveyancing in East Finchley incorporates a wide array of guidance, offered by regulated solicitors, relating to business property. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.

I would like to rent out my leasehold flat in East Finchley. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for permission?

A lease governs the relationship between the landlord and you the flat owner; in particular, it will say if subletting is banned, or permitted but only subject to certain caveats. The rule is that if the lease contains no expres ban or restriction, subletting is allowed. The majority of leases in East Finchley do not prevent an absolute prevention of subletting – such a provision would undoubtedly devalue the flat. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly supplying a duplicate of the tenancy agreement.

I have attempted and failed to negotiate with my landlord for a lease extension without getting anywhere. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a East Finchley conveyancing firm to act on my behalf?

if there is a missing landlord or if there is dispute about what the lease extension should cost, under the relevant statutes it is possible to make an application to the First-tier Tribunal (Property Chamber) to determine the price.

An example of a Lease Extension decision for a East Finchley premises is Ground Floor 110 Station Road in June 2013. The Tribunal found that the premium payable for a lease extension should be £31,665. This case was in relation to 1 flat. The remaining number of years on the lease was 56.65 years.