We note that you have a post code search directory listing solicitors on the Kent Reliance conveyancing panel. Do firms pay you a commission if I appoint them for our own conveyancing in Arnos Grove?

We are a listing service only for law firms wishing to communicate if they are on the Kent Reliance conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Arnos Grove.

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

In theory, you could use a solicitor that is not on the Virgin Money conveyancing panel, but Virgin Money would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.

I'm buying my first flat in Arnos Grove with a mortgage from Birmingham Midshires. The builders refused to budge the amount so I negotiated 6k of extras instead. The house builders rep told me not inform my conveyancer about the deal as it may adversely affect my loan with the lender. Is this normal?.

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 a negotiator for a busy estate agent office in Arnos Grove where we have witnessed a number of leasehold sales derailed as a result of short leases. I have been given contradictory information from local Arnos Grove conveyancing firms. Can you clarify whether the seller of a flat can instigate the lease extension formalities for the purchaser on completion of the sale?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the sale.

Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

I own a ground-floor 1960’s flat in Arnos Grove. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal make a decision on the amount payable for a lease extension?

Most certainly. We can put you in touch with a Arnos Grove conveyancing firm who can help.

An example of a Freehold Enfranchisement decision for a Arnos Grove premises is 23 Beaconsfield Road in July 2013. The Tribunals decided that the amount payable was £31,203 for the freehold. This case affected 2 flats. The unexpired lease term was 70.31 years.

Is there a reason that Arnos Grove conveyancing charges are more expensive for leasehold and freehold properties?

Leasehold conveyancing in Arnos Grove can involve additional due diligence including investigating the lease, communicating with the landlord, obtaining up to date rent receipts, landlord’s consents, management company’s accounts etc.