My husband and I are planning to purchase a 1 bedroom apartment in Tottenham with a mortgage. We have a Tottenham conveyancer, however the bank says she’s not on their "panel". We have to appoint one of the mortgage company panel solicitors or continue with our Tottenham conveyancer as well as pay for one of their panel ones to represent them. This seems very unfair; can we not demand that the mortgage company use our Tottenham conveyancing practitioner ?

Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’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 solicitor to apply to be on the conveyancing panel.

I'm buying my first flat in Tottenham with a mortgage from Bank of Scotland. The developers refused to move on the amount so I negotiated five thousand pounds worth of extras instead. The estate agent suggested that I not disclose to my solicitor about this side-deal as it will impact 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 am looking for a leasehold apartment up to £245,000 and found one close by in Tottenham I like with open areas and station in the vicinity, however it's only got 51 remaining years left on the lease. I can't really find anything else in Tottenham suitable, so just wondered if I would be making a mistake buying a short lease?

Should you need a home loan the remaining unexpired lease term will be problematic. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for a minimum of twenty four months you may request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should speak to your conveyancing lawyer about this matter.

We're first time buyers - agreed a price, but the estate agent has warned us that the vendor will only move forward if we instruct their preferred conveyancers as they are insisting on a ‘quick sale’. My instinct tells me that we should use a family solicitor who is familiar with conveyancing in Tottenham

It is unlikely the sellers are behind this. If they want ‘a quick sale', taking such a hostile approach to a serious purchaser is going to damage their objectives. Contact the sellers directly and make the point that (a)you are keen to buy (b)you are ready to progress, with finances in place © you are chain free (d) you wish to move quickly (e)but you are going to appoint your preferred Tottenham conveyancing solicitors - not the ones that will provide their negotiator at the agency a introducer fee or achieve conveyancing targets demanded by corporate headquarters.

How and when do I incur stamp duty payable for my house transaction in Tottenham?

The solicitor will complete a stamp duty return on your behalf during your Tottenham purchase transaction for you to sign. After completion your property lawyer will submit your Land Transaction application to the Inland Revenue and - as long as they have the money - pay any Stamp Duty payable on your behalf.