The Enfield Lock conveyancing firm handling our Enfield Lock conveyancing has uncovered a difference when comparing the surveyor’s assumptions in the valuation report and what is revealed within the conveyancing documents. My lawyer says that he is obliged to check that the lender is happy with this discrepancy and is still content to lend. Is my solicitor’s course or action right?

Your property lawyer must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

We are expecting a mortgage offer soon. The lender mentioned the loan came with free conveyancing. Is the implication that I have to use their panel lawyer as I would much rather use a specialised conveyancing solicitor in Enfield Lock?

You should check but the chances are that allocate you one of their panel lawyers where you want the "fee-free" incentive. Speak to the mortgage company and ask if they make available a cash alternative. Some banks have previously offered a £250 cashback as an alternative in which case you could put that amount towards your preferred conveyancing solicitor in Enfield Lock.

My wife and I buying a end of terrace house in Enfield Lock. The intention is to an extension at the rear at the property.Will legal conveyancing on the property involve checks to ascertain if these works are allowed?

Your property lawyer will check the registered title as conveyancing in Enfield Lock can on occasion identify restrictions in the title deeds which prevent certain works or require the consent of a 3rd party. Certain extensions call for local authority planning consent and approval in compliance with building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these things with a surveyor ahead of any purchase.

I happen to be the sole beneficiary of my late grandmother’s estate and I have everything in my name now, including the my former home in Enfield Lock. The Enfield Lock property was put into my name in December. I now wish to sell up. I do know about the Mortgage Lenders six month 'rule', meaning my proprietorship could be regarded the same way as if I'd bought the house in December. Do I have to wait 6 months to sell?

The Council of Mortgage Lenders’ handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be affected by that. How practical a view mortgage companies take of it, depend on the bank as this obligation is chiefly there to capture the purchase and immediately sell or the quick reselling of properties.

Our offer on a house in Enfield Lock has been accepted, but there is a chain. The sellers have offered on a flat, but it’s not been accepted yet, and have viewings of other properties in the pipeline. I have instructed a local conveyancing solicitor in Enfield Lock. What should be my next step? When should I get the mortgage application with Co-operative going?

It is usual to have concerns where there is a chain as you are unlikely to want to incur costs too early (home loan application is approx one thousand pounds, then valuation, Enfield Lock conveyancing search charges, etc). First, you must check that your conveyancing practitioner is on the Co-operative approved list. Regarding the next phase this very much depends on the circumstances of your case, attraction to the property and on the state of the market. During a buoyant market the majority of home buyers would apply for a home loan with Co-operative and pay for the valuation and only if it was satisfactory would they ask their conveyancer to proceed with the conveyancing in Enfield Lock.

I'm buying a new build house in Enfield Lock benefiting from help to buy. The sellers would not move on the price so I negotiated £7000 of extras instead. The sale representative suggested that I not to tell my conveyancer about the side-deal as it will impact my mortgage with the lender. 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.

Our conveyancer has advised that he intends to complete and exchange simultaneously on the disposal of our £175,000 flat in Enfield Lock next Wednesday. The landlords agents has quoted £384 for Certificate of Compliance, building insurance schedule and previous years statements of service charge. Is the landlord entitled to charge such fees for a leasehold conveyance in Enfield Lock?

Enfield Lock conveyancing on leasehold flats more often than not involves the buyer’s conveyancer submitting enquiries for the landlord to address. Although the landlord is under no legal obligation to respond to these enquiries the majority will be willing to do so. They are at liberty to levy a reasonable administration fee for answering questions or supplying documentation. There is no upper cap for such fees. The average fee for the information that you are referring to is £350, in some transactions it is in excess of £800. The management information fee required by the landlord must be sent together with a summary of entitlements and obligations in relation to administration fees, otherwise the invoice is not strictly payable. Reality however dictates that you have no option but to pay whatever is requested of you if you want to sell the property.

I have attempted and failed to negotiate with my landlord to extend my lease without success. Can a leaseholder make an application to the Leasehold Valuation Tribunal? Can you recommend a Enfield Lock conveyancing firm to represent me?

Where there is a absentee landlord or where there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the LVT to determine the sum to be paid.

An example of a Vesting Order and Purchase of freehold case for a Enfield Lock residence 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 lease term was 80.01 years.