I am considering applying for a mortgage for purchase of a new build (under development) in Upper Walthamstow with 70% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for ?

There is nothing to stop you using your solicitor, but will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.

My husband and I have organised a further advance on our mortgage from as we wish to carry out renovations to our home in Upper Walthamstow. Do we need to choose a high street Upper Walthamstow solicitor on the conveyancing panel to handle the legals?

do not ordinarily instruct firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the panel.

Last month we had a mortgage agreed in principle with . Upper Walthamstow conveyancing practitioners are instructed. How long does it take for to issue the offer to the ?

There is no definitive answer here. Have done the survey? Have you advised as to your lawyers' details and checked that your lawyers are on the conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

It is not clear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Upper Walthamstow building society branch on various occasions and was told they are content with the situation and they will lend. My Upper Walthamstow conveyancing solicitor - who is on the bank conveyancing panel- called to say that they refuse to lend in accordance with their specific requirements. Who do I believe?

The has to comply with the CML Handbook Part 2 provisions for your bank. 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 mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.

Despite weeks of looking the Title Certificate and documents to my property are lost. The conveyancers who did the conveyancing in Upper Walthamstow 4 years ago no longer exist. What do I do?

Gone are the days when you need to hold title original deeds to evidence that you own the land or premises, as the Land Registry hold details of all registered land or property electronically.

I'm buying a new build house in Upper Walthamstow benefiting from help to buy. The developers refused to move on the amount so I negotiated 6k of fixtures and fittings instead. The house builders rep advised me not reveal to my conveyancer about the extras as it would put at risk my mortgage with the lender. Should I keep quiet?.

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 need to find a conveyancing solicitor for remortgage conveyancing in Upper Walthamstow. I have land on a site which looks to be the perfect offering If there is a chance to get all formalities completed via web that would be preferable. Do I need to be concerned? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?