Is it correct that all Tottenham Hale CQS (Conveyancing Quality Scheme) solicitors are on the Clydesdale conveyancing list of approved solicitors?

Some major banks and building societies now use CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their panels.

My partner and I are spending time looking at houses in Tottenham Hale and I am about to put in an offer. Is it wise to have my conveyancing practitioner on ‘stand by’? I will be getting a mortgage with Principality.

It would be prudent to commence your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the estate agent. Given that you are getting a mortgage with Principality, ask your prospective lawyers if they are on the Principality conveyancing panel otherwise they can't do the mortgage legal work.

It is unclear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Tottenham Hale building society branch on numerous occasions and was told it wasn't a problem and they would lend. My Tottenham Hale conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they will not lend based on their published requirements. Who do I believe?

As long as the solicitor is on the mortgage company panel, they must adhere to the Council of Mortgage Lenders’ Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

I am buying a new build house in Tottenham Hale with a mortgage from Nottingham Building Society. The builders refused to move on the price so I negotiated 6k of additionals instead. The sale representative advised me not disclose to my solicitor about this deal as it may impact my loan with the lender. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer 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.

I am looking for a flat up to £305k and identified one near me in Tottenham Hale I like with open areas and transport links in the vicinity, the downside is that it's only got 61 remaining years left on the lease. There is not much else in Tottenham Hale in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?

If you require a home loan that many years may be a potential deal breaker. Discount the price by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the property for at least 2 years you may request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor about this.

Is it possible to switch solicitor as I need to instruct a firm on the Chelsea Building Society conveyancing list. I had appointed a family conveyancing solicitor in Tottenham Hale round the corner but she is not approved by Chelsea Building Society

We will our best to assist in finding you a conveyancing solicitor in Tottenham Hale on the Chelsea Building Society panel. Please note that the law firms that we work with do not pay us fee if you instruct them and are under regulation of the SRA who regulate all conveyancing solicitors in Tottenham Hale. Using the find a conveyancing solicitor tool on this website, you can scrutinise costs for conveyancing solicitors in Tottenham Hale and beyond.

There are only 68 years left on my flat in Tottenham Hale. I now want to extend my lease but my freeholder is missing. What should I do?

On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be lengthened by the Court. You will be obliged to demonstrate that you have done all that could be expected to locate the freeholder. For most situations an enquiry agent should be helpful to try and locate and to produce a report to be accepted by the court as proof that the freeholder can not be located. It is wise to seek advice from a conveyancer both on investigating the landlord’s absence and the vesting order request to the County Court covering Tottenham Hale.

We have reached the end of our tether in trying to purchase the freehold in Tottenham Hale. Can the Leasehold Valuation Tribunal adjudicate on premiums?

Most definitely. We can put you in touch with a Tottenham Hale conveyancing firm who can help.

An example of a Freehold Enfranchisement case for a Tottenham Hale premises is 22 Wakefield Road in January 2012. Following a vesting order Clerkenwell and Shoreditch County Court under section 26 of the Leasehold Reform,Housing and Urban Development Act 1993 on 9th May 2011 the Tribunal decided that the price that the Applicant for the freehold interest should pay is £17,400 This case affected 2 flats. The unexpired residue of the current lease was 74.13 years.