Find a Lender-Approved Local Conveyancer in Arnos Grove

Ready to buy a new home? Find a law firm approved by your lender.

If you have reached us by Googling ‘Conveyancing in Arnos Grove’ follow your intuition — you will have a better house move where you instruct a conveyancing solicitor in Arnos Grove.

Reasons to use our Arnos Grove conveyancing solicitors

  • 1 Firms that specialise in conveyancing in Arnos Grove regularly deal withlocal concerns peculiar to Arnos Grove and therefore you may benefit from better guidance and faster conveyancing.
  • 2 The Arnos Grove conveyancing firms that we work with are dedicated to supplying value for money, efficient and transparent conveyancing service to home buyers, sellers and investors in Arnos Grove
  • 3 The mark of a good conveyancing solicitor in Arnos Grove is quality not quantity. The level of service offered by conveyancing "factories" (sometimes 'recommended' by national chain estate agents) sometimes falls short of the high standards of professionalism you will expect.
  • 4 Personal touch and a wealth of local knowledge are key benefits that you should value when choosing conveyancing solicitors. Arnos Grove property deals can be made a lot more protracted as a result of lack of transparency between all the parties. The lawyers listed endeavour to make sure that communication channels are open and act on arising issues and developments expeditiously.
  • 5 Arnos Grove property lawyers will acquainted with the local Land Registry Office, Local Authority and selling agents

Examples of recent conveyancing in Arnos Grove since February 2022*

Recently asked questions about conveyancing in Arnos Grove

My fiance and I are hoping to buy a flat in Arnos Grove and are in fact using a Arnos Grove conveyancing practice. Within the last couple of days our lawyer has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Accord Mortgages Ltd have this evening contacted us to inform me that they have now hit a problem as our Arnos Grove conveyancer is not on their conveyancing panel. Please explain?

Where you are buying a property needing a mortgage it is usual for the purchasers' solicitors to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the lender’s conveyancing panel as you are at liberty to use your preferred Arnos Grove lawyers, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.

Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Arnos Grove?

There are many recorded licenced Conveyancers in Arnos Grove and Solicitor partnerships in Arnos Grove offering conveyancing We would stress that both are supervised by regulatory bodies with both specialising in the legal aspects of the home buying process. They may both also conduct associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

This question may be naive but I am wet behind the ears as a first time purchaser of a ground floor flat in Arnos Grove. Do I collect the keys to the premises on the completion date from my conveyancer? If this is the case, I will use a High Street conveyancing solicitor in Arnos Grove?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the purchase money to the seller's solicitors, and once they have received this, you will be invited to collect the keys from the property Agents and move into your new home. Usually this happens between 1 and 3pm.

Are all Arnos Grove Conveyancing Quality Solicitors on the Clydesdale conveyancing list of approved solicitors?

Some major lenders now make use of the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.

Should our solicitor be raising enquiries about flooding during the conveyancing in Arnos Grove.

Flooding is a growing risk for solicitors dealing with homes in Arnos Grove. Plenty of people will purchase a house in Arnos Grove, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or dispose of the property. There are steps that can be taken during the course of a house purchase to forewarn the buyer.

Conveyancers are not qualified to impart advice on flood risk, but there are a numerous checks that may be undertaken by the buyer or by their lawyers which will figure out the risks in Arnos Grove. The conventional set of information sent to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual question of the seller to determine whether the property has ever been flooded. If flooding has previously occurred and is not disclosed by the seller, then a buyer may commence a claim for damages resulting from an incorrect response. A purchaser’s lawyers may also order an enviro report. This should disclose if there is a recorded flood risk. If so, further inquiries should be initiated.

I'm buying a new build house in Arnos Grove with a mortgage from TSB. The developers refused to reduce the amount so I negotiated 6k of extras instead. The sale representative advised me not inform my conveyancer about this deal as it would affect my mortgage with TSB. 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 looking at a couple of apartments in Arnos Grove which have about 50 years unexpired on the lease term. Should I regard a short lease as a deal breaker?

There is no doubt about it. A leasehold flat in Arnos Grove is a wasting asset as a result of the shortening lease. The closer the lease gets to zero years unexpired, the more it adversely affects the marketability of the premises. For most purchasers and lenders, leases with less than eighty years become less and less marketable. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Arnos Grove conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

I have attempted and failed to negotiate with my landlord for a lease extension without getting anywhere. Can the Leasehold Valuation Tribunal adjudicate on such issues? Can you recommend a Arnos Grove conveyancing firm to help?

if there is a absentee freeholder or if there is dispute about what the lease extension should cost, under the relevant legislation you can apply to the Leasehold Valuation Tribunal to arrive at the sum to be paid.

An example of a Freehold Enfranchisement matter before the tribunal for a Arnos Grove property is 23 Beaconsfield Road in July 2013. The Tribunals decided that the amount payable was £31,203 for the freehold. This case related to 2 flats. The remaining number of years on the lease was 70.31 years.

What type of premises does your Arnos Grove conveyancing estimates relate to?

The quotes supplied are only appropriate to standard residential property in England & Wales. If you have any different requirements such as industrial or agricultural property or commercial conveyancing in Arnos Grove do telephone us to consider this further .

Last updated

Sample of conveyancing solicitors in Arnos Grove regulated by the SRA

It is important to note that the listed firms do not limit their work for conveyancing in Arnos Grove but also conveyancing throughout England and Wales.

  • Rossides Caine Solicitors, 22 Aldermans Hill, London, N13 4PN
  • Stapletons Solicitors Limited, 263 Green Lanes, Palmers Green, London, N13 4XE
  • Watermans, Spencer House, 2 Spencer Avenue, Palmers Green, London, N13 4TR
  • Aspen Morris, 141 High Street, Southgate, London, London, N14 6BP
  • Frank Forney & Partners Llp, Cleveden House, 455 High Road, Wood Green, London, N22 8JD

Residential Landlord and Tenant Conveyancing solicitors in Arnos Grove

The list below is a small selection of solicitors in Arnos Grove practicing in landlord and tenant law and on the regulations governing different types of tenancies. This should include advice on Claims for damages for illegal

  • Rossides Caine Solicitors, 22 Aldermans Hill, London, N13 4PN
  • Stapletons Solicitors Limited, 263 Green Lanes, Palmers Green, London, N13 4XE
  • Watermans, Spencer House, 2 Spencer Avenue, Palmers Green, London, N13 4TR
  • Aspen Morris, 141 High Street, Southgate, London, London, N14 6BP
  • Frank Forney & Partners Llp, Cleveden House, 455 High Road, Wood Green, London, N22 8JD

Residential Licensed Conveyancers in Arnos Grove regulated by the Council of Licensed Conveyancers

Please be aware that the listed conveyancers do not limit their work for conveyancing in Arnos Grove but also conveyancing across England and Wales.
  • House Owners Conveyancers Limited, Dephina House, N3 2JU
  • House Owners Conveyancers Limited, 56 Windermere Avenue, N3 3RA
  • L B Property Lawyers, Imperial House, N17 0SP
  • Horizon Law Limited, 214 High Street, EN5 5SZ

Neighboring Locations

Palmers Green
Arnos Grove
New Southgate
Bounds Green
Bowes Park

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.