It may have been a long time coming a loan offer from Nationwide for the refinancing of my single room flat is expected within the next few days. Can you suggest a low cost conveyancing law firm in Gospel Oak?

You are on the wrong site if you are seeking the lowest fares for conveyancing in Gospel Oak. Our aim is to provide cost effective conveyancing but we do not advertise as being the cheapest. Avoid the trap of appointing organisations offering the bait of ninety nine pound conveyancing in Gospel Oak. At best, in deciding on cheap conveyancing, you will earn what you pay for and at worst it will result in you with a surprising uplift in extras and still not receive the service you were looking for.

I happen to be the single recipient of my late father’s will and I have everything in my name alone, including the house in Gospel Oak. The Gospel Oak property was put into my name in November. I plan to dispose of the property. I understand that there is a Mortgage Lenders six month 'rule', which means that my property ownership will be regarded the same way as if I'd bought the house in November. Do I have to wait half a year to sell?

The CML handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be caught by that. Most lenders would take a pragmatic view as this obligation principally exists to capture the purchase and immediately sell or the quick reselling of property.

is it true that all Gospel Oak conveyancing solicitors on the Barclays conveyancing panel are governed by the SRA?

As solicitors, in order to be on the Barclays conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. Many lenders do allow licenced conveyancers on their panel and in that case the organisation would be regulated by the Council of Licensed Conveyancers.

We have agreed to purchase a house in Gospel Oak. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Nottingham be concerned?

Given that your lender is Nottingham your lawyer must comply with the formal requirements set out in Section 2 of UK Finance Lenders’ Handbook for Nottingham. The Council of Mortgage Lenders’ Handbook includes minimum provisions for solar panel roof-space leases, and lawyers are required to report to Nottingham where a lease does not satisfy these conditions. The specifications relate to the installation of panels on properties nationwide and is not restricted to Gospel Oak.

What is different about your site and other online quote calculators for conveyancing in Gospel Oak?

At this site obtain a fixed fee quote via a Solicitor or Licensed Conveyancer that has a full understanding of the nuances for your conveyancing in Gospel Oak. As opposed to estate agents and many comparison sites we do not operate kick-back deals with solicitors. A large number of agents and online brokers 'recommend' solicitors that pays the most kickback, not the best value conveyancing in Gospel Oak

Do you have any top tips for leasehold conveyancing in Gospel Oak from the point of view of saving time on the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Gospel Oak can be avoided where you get in touch lawyers the minute you market your property and request that they start to put together the leasehold documentation needed by the purchasers’ conveyancers.
If you have the benefit of shareholding in the freehold, you should make sure that you have the original share certificate. Obtaining a new share certificate is often a lengthy process and delays many a Gospel Oak home move. If a duplicate share is needed, you should approach the company officers or managing agents (if relevant) for this as soon as possible. You may think that you are aware of the number of years left on your lease but you should verify this by asking your solicitors. A buyer’s conveyancer will not be happy to advise their client to to exchange contracts if the remaining number of years is less than 80 years. It is therefore important at an early stage that you consider whether the lease requires a lease extension. If it does, contact your solicitors before you put your property on the market for sale. A minority of Gospel Oak leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, it would be prudent to place the estate agents on notice to make sure that the purchasers put in hand bank and professional references. Any bank reference will need to confirm that the buyers are financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their lawyers.

I have given up trying to purchase the freehold in Gospel Oak. Can the Leasehold Valuation Tribunal adjudicate on premiums?

Most certainly. We can put you in touch with a Gospel Oak conveyancing firm who can help.

An example of a Lease Extension decision for a Gospel Oak premises is Flat 2 27 Mackeson Road in December 2012. The Tribunal assessed the value of the lease extension premium at £35,435 and rounded the figure to £35,500 This case affected 1 flat. The unexpired lease term was 64.77 years.

Do lenders provide you with an approved list of Gospel Oak solicitors? How do you know who is on the mortgage company conveyancing panel?

Gospel Oak firms and firms conducting conveyancing in Gospel Oak themselves provide us confirmation that they are on the bank conveyancing panel as opposed to being supplied with a list from the lender directly.