We're in Wood Green, FTBs purchasing with a mortgage (lender is Kent Reliance , and our solicitor is on the Kent Reliance conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Kent Reliance conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

We are purchasing a house in Wood Green. It might be a silly question but how we can trust a conveyancer? At some point we have to send funds into their account. What protection do we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I am purchasing a property in Wood Green. An unusual aspect is that the roof has a solar panel. Barclays have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As your lender is Barclays your lawyer must comply with the conveyancing instructions outlined in Part two of UK Finance Lenders’ Handbook for Barclays. The CML Handbook stipulates minimum conditions for solar panel roof-space leases, and solicitors are required to report to Barclays where a lease does not meet these specifications. The requirements relate to the installation of panels on properties countrywide and is not limited to Wood Green.

I am selling my flat. I had a double glazing fitted in March 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Clydesdale are being problematic. The Wood Green solicitor who is on the Clydesdale conveyancing panel is recommending indemnity insurance as a solution but Clydesdale are requiring a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?

It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I am buying a new build house in Wood Green with a mortgage from Aldermore. The builders would not reduce the price so I negotiated five thousand pounds worth of additionals instead. The property agent advised me not reveal to my lawyer about this extras as it may jeopardize my mortgage with the bank. 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.

Am I right to be suspicious by brokers that I am dealing with are suggesting a web based conveyancing firm rather than a High Street Wood Green conveyancing practice?

As is the case with lots of professional services, often referrals from connections can be very helpful. But there are many players in a conveyancing deal; estate agents, financial adviser and mortgage companies may put forward conveyancers to select. Sometimes the lawyers might be known to one of the organisations as one of the best in their field, but sometimes there may be a financial incentive behind the recommendation. You have the discretion to appoint your preferred conveyancer. Don't forget that some lenders operate an approved list of solicitors you have to use for the lender related work in your conveyancing.

Been searching for a conveyancing practitioner for freehold sale conveyancing in Wood Green. We are selling, uncomplicated no mortgage to pay off, no hurry, currently empty. Received an estimate from a property lawyer for £800 excluding VAT which is a tad expensive considering its so straightforward. Is it possible to find less expensive fees for conveyancing in Wood Green?

Considering it’s a sale only, 475 + VAT would be about the cheapest for sale conveyancing in Wood Green.