We are buying a 1 bedroom flat in Tottenham with a mortgage. We wish to retain our Tottenham conveyancer, but the mortgage company says he's not on their "panel". It appears that we have little option but to use one of the mortgage company panel firms or retain our Tottenham property lawyer and pay for one of their panel firms to represent them. This feels very unfair; is there anything we can do?

Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Tottenham conveyancing lawyer to apply to be on the conveyancing panel.

I am buying a end of terrace house in Tottenham. The intention is to convert the garage to a playroom at the house.Will legal work on the property involve investigations to ascertain if these alterations were previously refused?

Your solicitor should review the registered title as conveyancing in Tottenham can on occasion identify restrictions in the title deeds which restrict categories of alterations or necessitated the permission of another owner. Many extensions require local authority planning permissions and approval in accordance building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor before you commit yourself to a purchase.

I am the single recipient of my late father’s will with all property in now in my sole name, including the house in Tottenham. The Tottenham property was put into my name in October. I now wish to sell up. I do know about the Mortgage Lenders six month 'rule', meaning my proprietorship could be considered the same way as though I had purchased the property in October. Will no one buy the property for half a year?

The CML handbook instructs 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 lenders take of it, depend on the lender as this requirement chiefly exists to capture subsales or the flipping of properties.

is it true that all Tottenham solicitor firms on the HSBC conveyancing panel are governed by the SRA?

As solicitors, in order to be on the HSBC conveyancing panel they would need to be regulated by the SRA. Some lenders do permit licenced conveyancers on their panel and in that case the firms would be regulated by the CLC.

three months have gone by since my purchase conveyancing in Tottenham completed. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

My husband and I are first time buyers - agreed a price, yet the property agent informed us that the owners will only go ahead if we use the agent's preferred conveyancers as they want a ‘quick sale’. My instinct tells me that we should use a local conveyancer who is familiar with conveyancing in Tottenham

It is unlikely the vendors are driving this. If they desire ‘a quick sale', taking such a hostile approach to a genuine purchaser is likely to cause more damage than good. Speak to the owners direct and make sure they comprehend that (a)you are motivated purchasers (b)you are ready to progress, with finances arranged © you are chain free (d) you wish to move quickly (e)however you will continue to use your own,trusted Tottenham conveyancing solicitors - as opposed tothe ones that will provide their negotiator at the agency a referral fee or meet his conveyancing figures demanded by corporate headquarters.

I own a leasehold flat in Tottenham. Conveyancing and Norwich and Peterborough Building Society mortgage organised. I have received a letter from someone saying they have taken over the freehold. Attached was a demand for arrears of ground rent dating back to 1994. The conveyancing solicitor in Tottenham who acted for me is not around. Any advice?

First contact the Land Registry to be sure that the individual claiming to own the freehold is in fact the registered owner of the freehold reversion. You do not need to instruct a Tottenham conveyancing solicitor to do this as you can do this on the Land Registry website for a few pound. You should note that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

Following months of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in Tottenham. Can we issue an application to the Residential Property Tribunal Service?

Where there is a missing freeholder or where there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to decide the amount due.

An example of a Freehold Enfranchisement decision for a Tottenham premises is 30 Strode Road in June 2013. Following a vesting order by Edmonton County Court on 20th February 2013 the Tribunal arrived at a valuation for enfranchisement of £10,256 for the premises (£4,074 for the Ground Floor Flat and £6182 for the First Floor Flat) and £100 for the appurtenant land. This case was in relation to 2 flats. The number of years remaining on the existing lease(s) was 83.33 and 77.3.