Please explain the implications if my solicitor is suspended from the Co-operative Solicitor panel ahead of completing my conveyancing in Haringey?

First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

I am helping my sister sell her flat in Haringey. Does the solicitor arrange an energy assessment or it is for the seller to see to?

After the demise of Home Packs, energy performance certificates was retained a mandatory element of moving property. An energy assessment needs to be to hand before the property is placed on the market. It is not a task that law firms ordinarily organise. If you are using a Haringey conveyancing lawyer they might help arrange EPC’s due to their contacts with long established Haringey providers

We have a mortgage agreed in principle with UBS. Haringey conveyancing lawyers have been selected. What is the average time that one could expect to receive a mortgage offer from UBS?

Some lenders take longer than others. Have UBS done the valuation? Have you advised UBS as to your lawyers' details and checked that your lawyers are on the UBS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I've read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Haringey solicitor - who is on the Nationwide conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

Nationwide will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nationwide will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Haringey postcode. As you are getting a mortgage with Nationwide, you could contact them to see if they have a list of approved surveyors in Haringey.

I used Stirling Law several years past for my conveyancing in Haringey. Now, I need the documents however cannot find the solicitor. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Haringey of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I'm purchasing my first flat in Haringey benefiting from help to buy. The developers would not budge the price so I negotiated £7000 of extras instead. The estate agent advised me not reveal to my solicitor about this deal as it would impact my mortgage with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder 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 have been sourcing a conveyancing lawyer in Haringey for my house move. Is it possible to review a firm’s record with the profession’s regulator?

Members of the public can search for documented Solicitor Regulator Association (SRA) decisions arising from inquisitions from 2008 onwards. Go to Check a solicitor's record. For records Pre 2008, or to check a firm's history, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, use +44 (0)121 329 6800. The regulator may monitor telephone calls for training requirements.