I am not in a position to travel far from Harringay. Please spell out why all Harringay solicitors are not on all bank panels?

A decade ago most banks demonstrated an approach to risk which is different than today. The Financial Services Authority in 2010 instigated a thematic review into mortgage fraud which in summary warned lenders: know the conveyancers on your panel. As a result, lenders have subsequently requiredmore data from law firms concerning their operations and the individuals who work for them and set certain criteria such as completing a minimum volume of transactions. Thousands of firms have found themselves removed from lender panels even though they had an exemplary track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Many firms found it impossible meet the criteria of volume of transactions the lenders insisted on.

As someone with no idea as to conveyancing in Harringay what’s the number one tip you can give me for the legal transfer of property in Harringay

Not many law firms or advisers will tell you this but conveyancing in Harringay or throughout England and Wales is often a confrontational process. In other words, when it comes to conveyancing there is lots of opportunity for conflict between you and other parties involved in the transaction. For example, the vendor, property agent and on occasion a mortgage company. Selecting a law firm for your conveyancing in Harringay should not be taken lightly as your conveyancer is your adviser, and is the ONE party in the transaction whose responsibility is to act in your legal interests and to keep you safe.

There is a worrying ongoing adversarial element to conveyancing- someone has to be blamed for the process taking so long. You should always trust your conveyancer above the other parties when it comes to the legal transfer of property.

Do commercial conveyancing searches reveal planned roadworks that could impact a commercial estate in Harringay?

Its becoming the norm that commercial conveyancing solicitors in Harringay will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Harringay. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Harringay.

For each commercial conveyancing transaction in Harringay it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately can result in delays to Harringay commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Harringay.

We're FTB’s - agreed a price, but the property agent has warned us that the seller will only move forward if we use the agent's recommended conveyancers as they want an ‘expedited deal’. My instinct tells me that we should use a high street conveyancer accustomed to conveyancing in Harringay

It is unlikely the vendors are behind this. If they desire ‘a quick sale', alienating a serious purchaser is is going to put the whole deal at risk. Speak to the owners direct and make the point that (a)you are genuine buyers (b)you are ready to go, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)but you intend to instruct your own,trusted Harringay conveyancing firm - rather thanthe ones that will provide the negotiator at the agency a commission or achieve conveyancing figures set by senior management.

I am looking at a two maisonettes in Harringay both have about fifty years remaining on the lease term. should I be concerned?

A lease is a legal document that entitles you to use the premises for a prescribed time frame. As the lease gets shorter the marketability of the lease decreases and it becomes more expensive to acquire a lease extension. For this reason it is generally wise to extend the lease term. More often than not it is difficult to sell a property with a short lease as mortgage lenders less inclined to grant a loan on such properties. Lease enfranchisement can be a difficult process. We recommend you seek professional assistance from a solicitor and surveyor with experience in this field.

I have given up trying to purchase the freehold in Harringay. Can this matter be resolved via the Leasehold Valuation Tribunal?

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

An example of a Freehold Enfranchisement decision for a Harringay residence is 37 St. Margarets Avenue in January 2010. Following a vesting order by Edmonton County Court on 8th November 2008 the Tribunal decided that the price that the Applicant for the freehold interest should pay is £20,543 This case was in relation to 2 flats. The remaining number of years on the lease was 74.75 years.