Please explain the implications if my lawyer’s firm is expelled from the Virgin Money Conveyancing panel ahead of completing my conveyancing in Enfield Lock?

The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

My father informed me that in purchasing a property in Enfield Lock there could be a number of restrictions preventing external alterations to a property. Is this right?

We are aware of anumerous of properties in Enfield Lock which have some sort of restriction or requirement of consent to perform external alterations. Part of the conveyancing in Enfield Lock should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I am buying a 3 bedroom semi in Enfield Lock. We would like to convert the garage to a playroom at the property.Will legal work on the property include investigations to see if these works are permitted?

Your conveyancer should review the deeds as conveyancing in Enfield Lock can sometimes reveal restrictions in the title deeds which prohibit certain changes or need the permission of a 3rd party. Some works require local authority planning permissions and approval in accordance building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these issues with a surveyor ahead of any purchase.

I have today made my last payment due on my mortgage with TSB. I assume I don't need a Enfield Lock lawyer on the TSB panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your TSB mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the TSB mortgage from the register. TSB, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where TSB has sent the Land Registry the discharge electronically, and
3. TSB has instructed the Land Registry to do so

I've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what should have been a simple, no chain conveyancing. Enfield Lock is the location of the property. Is there any advice you can give?

Flying freeholds in Enfield Lock are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Enfield Lock you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Enfield Lock may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

In my capacity as executor for the will of my grandmother I am selling a house in Monmouth but live in Enfield Lock. My lawyer (who is 250 miles from mehas requested that I sign a statutory declaration prior to the transaction finalising. Could you suggest a conveyancing lawyer in Enfield Lock to witness this legal document for me?

Technically speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or solicitor will be fine regardless of whether they are based in Enfield Lock

I am a negotiator for a busy estate agent office in Enfield Lock where we see a number of leasehold sales derailed due to leases having less than 80 years remaining. I have received conflicting advice from local Enfield Lock conveyancing firms. Can you shed some light as to whether the owner of a flat can commence the lease extension formalities for the purchaser on completion of the sale?

As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the sale.

Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

I have tried to negotiate informally with with my landlord to extend my lease without any joy. Can the Leasehold Valuation Tribunal decide on such matters? Can you recommend a Enfield Lock conveyancing firm to represent me?

Most certainly. We are happy to put you in touch with a Enfield Lock conveyancing firm who can help.

An example of a Vesting Order and Purchase of freehold case for a Enfield Lock property is Ground Floor Flat 4A Baronet Road in February 2010. Following a vesting order by Edmonton County Court on 23rd December 2008 (case number 8ED064) the Tribunal decided that the price that the Applicant for the freehold interest should pay is £8,689.00 This case was in relation to 2 flats. The unexpired term as at the valuation date was 80.01 years.