My mortgage broker has asked me for my Turnpike Lane law firm’s panel member for the Lloyds conveyancing panel. What is the best way to obtain this. I have e-mailed my local Turnpike Lane branch but they cant find it on their system.

You are best placed to get this information from your Turnpike Lane lawyer . They keep a central record lender panel numbers.

I am under pressure from the executor of a property in Turnpike Lane to complete within four weeks. What can I do to accelerate the legal process?

In a situation where the seller is applying a tight deadline to complete it is highly recommended that your conveyancer is familiar with the location as they will make use of local connections and know-how. It is even conceivable that they would have handled previousproperties in the same road. You would be best advised to use a Turnpike Lane conveyancing lawyer. Second, make sure that the lawyer is on the on the approved list for your mortgage company. It is understood that just under twenty per cent of Turnpike Lane conveyancing deals are frustrated or derailed after finding out that a purchaser’s lawyer was not on their mortgage lender’s panel. This can often result in the transaction being delayed by almost 21 days. It is claimed that this issue impacts in the region of 100,000 home sales every year. Most Turnpike Lane conveyancing practices can not act for certain mortgage companies so do check at the outset.

I am selling our property in Turnpike Lane and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. Any local lawyer would know this is not the case. It does beg the question why the buyers used a national conveyancing practice as opposed to a conveyancing solicitor in Turnpike Lane. Having lived in Turnpike Lane for many years we know of no issue. Should we contact our local Authority to seek confirmation that the buyers are looking for.

It sounds as though you may have a conveyancing firm already. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)

About to purchase a new build apartment in Turnpike Lane. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Turnpike Lane

Please supply a car parking plan. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.

Can you offer any advice when it comes to choosing a Turnpike Lane conveyancing practice to carry out our lease extension conveyancing?

When appointing a solicitor for lease extension works (regardless if they are a Turnpike Lane conveyancing firm) it is imperative that they be familiar with the legislation and specialises in this area of work. We suggest that you speak with several firms including non Turnpike Lane conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be of use:

What are the charges for lease extension conveyancing?

I have tried to negotiate informally with with my landlord for a lease extension without any joy. Can the Leasehold Valuation Tribunal adjudicate on such matters? Can you recommend a Turnpike Lane conveyancing firm to assist?

Most definitely. We are happy to put you in touch with a Turnpike Lane conveyancing firm who can help.

An example of a Lease Extension decision for a Turnpike Lane flat is First Floor Flat 109 Lyndhurst Road in May 2010. Following a vesting order by Edmonton County Court on 29th October 2009 the Tribunal decided on a figure of £5,012 for a lease extension. This case related to 1 flat. The number of years remaining on the existing lease(s) was 81.79 years.