Find a Lender-Approved Local Conveyancer in Seven Sisters

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You can try and find the cheapest conveyancing solicitors in Seven Sisters but be careful as you may get what you pay for.

Reasons to use our Seven Sisters conveyancing solicitors

  • 1 Seven Sisters conveyancers will have connections at the local Land Registry Office, Local Authority and selling agents
  • 2 Low cost packages from online conveyancers might be tempting. However, these organisations are often based hundreds of kilometers away with limited understanding of the factors that affect property transactions in Seven Sisters
  • 3 Retaining the services of a high street Solicitor in the main means that you will receive a more personalised service. Online forums often suggest that in using a an online conveyancing factory, your transaction is handled by a team of people who who progress matters by determining whether the ‘computers says no’.
  • 4 Notwithstanding what alternative sites tell you it could be necessary to pop into your conveyancer to execute contracts. There are various parties with with an interest in a house sale without needing to add Royal Mail into the mix.
  • 5 Seven Sisters lawyers have a significant advantage when it comes to Seven Sisters conveyancing as they have valuable local knowledge of local authority requirements, planning policies and other issues that can affect your conveyancing

Examples of recent conveyancing in Seven Sisters since July 2020*

Recently asked questions about conveyancing in Seven Sisters

Is there a reason to use a Seven Sisters conveyancing company when web based conveyancers are so much cheaper?

Its a good idea to get 2 or 3 like-for-like quotes for conveyancing costs in Seven Sisters and you should seek a reasonable estimate but don’t expend your energy scouring the internet for the lowest priced Seven Sisters conveyancer. Identifying the right conveyancer can be the difference between a smooth and a stressful move. You need to ensure that you have expert advice from a specialist conveyancer. Emails can't take the place of a phone call and are no substitute for a face to face consultation. Our partner firms will allocate you a qualified and trusted conveyancing solicitor who can deal with your conveyancing from beginning to end, giving the sort of personalised service that you will never get with an internet conveyancer. He or She will update you as to any developments and keep you informed. If you ever need to call the office you will be sure who to ask for and they will endeavour to make sure that you're not left wondering what's going on.

I have just over seventy years remaining on my lease and require a lease extension for my apartment in Seven Sisters. Conveyancing solicitors on the The Mortgage Works panel can deal with such extensions right?

Most leasehold conveyancing experts should be able to deal with a lease extension. if you are obtaining a mortgage then your lender may insist that the lease be extended before competition. The Mortgage Works have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 31/10/2020 the requirements read as follows :

Minimum unexpired lease term is 70 years with 30 years remaining at the end of the mortgage term.
Where the unexpired lease term is different to that recorded on the mortgage offer, the following clarifies if we need to be informed:

Second hand property:
- If the unexpired lease term on the offer is 85 years or more - only advise us if the actual lease term is less than 85 years
- if the unexpired lease term on the offer is less than 85 years – advise us if the actual lease term is different than reported
- For equity share applications - advise us if the actual lease term is different than reported on the offer

New build property:
- If the unexpired lease term stated on the offer is 125 years (flat) / 250 years (house) or more - only advise us if the actual lease term is less than 125 years (flat) / 250 years (house)
- For equity share applications - always advise us if the actual lease term is different than reported on the offer

Lease terms such as ground rent and event fees must be reasonable at all times during the term of the lease and adhere to our requirements below. If you’re unsure as to whether the terms of a lease are unreasonable or onerous, please refer the details to us in plain English for Valuer consideration. If the potentially onerous terms are in relation to the ground rent please include the current ground rent figure per annum, how often it will be reviewed and the price structure it will be reviewed against. See the guidance below.

SECOND HAND PROPERTIES

Unacceptable - advise Originations (Will be declined):
- Unexpired lease term less than 70 years
- Less than 30 years remaining at the end of the mortgage term
- Ground Rent greater than 0.5% of the property value
- Ground Rent doubles less than every 20 years (e.g. doubles every 5, 10 or 15 years) - acceptable if doubles every 20 years or more
- Ground Rent is compounded RPI
- Ground Rent review period less than or equal to 5 years

Refer to Originations (Valuer will consider any impact on valuation figure and marketability):
- Unexpired lease term is 70 to 85 years
- Ground Rent greater than 0.1% and less than or equal to 0.5% of the property value
- Ground Rent escalation is linked to any indices greater than RPI
- Ground Rent escalation is linked to the value of the building*
- Ground Rent review period is greater than 5 and less than 10 years
- Event clauses exist for normal use e.g. changing the carpet, installing a TV aerial etc
- Estate Rent Charges greater than £500 p/a (please provide details of what the charges cover)
- Service Charges greater than 0.5% of property value p/a (please provide details of what the charges cover)
- Anything that appears onerous, unusual or out of the ordinary

Acceptable (no requirement to advise Originations):
- Unexpired lease term greater than 85 years
- Ground Rent less than or equal to 0.1% of the property value
- Ground Rent review period greater than or equal to 10 years
- Ground Rent escalation less than or equal to RPI

NEW BUILD PROPERTIES (includes office conversions)

Unacceptable - advise Originations (Will be declined):
- Unexpired lease term less than 125 years on a new build flat or less than 250 years on a new build house
- Starting Ground Rent greater than 0.1% of the property value
- Ground Rent review period less than or equal to 5 years
- Ground Rent doubles less than every 20 years (e.g. doubles every 5, 10 or 15 years) - acceptable if doubles every 20 years or more
- Ground Rent is compounded RPI

Refer to Originations (Valuer will consider any impact on valuation figure and marketability):
- Ground Rent is linked to any indices greater than RPI
- Ground Rent is linked to the value of the building*
- Event clauses exist for normal use e.g. changing the carpet, installing a TV aerial etc
- Estate Rent Charges greater than £500 p/a (please provide details of what the charges cover)
- Service Charges greater than 0.5% of property value p/a (please provide details of what the charges cover)
- Anything else appears onerous, unusual or out of the ordinary

Acceptable (no requirement to advise Originations):
- Unexpired lease term greater than or equal to 125 years on a new build flat or greater than or equal to 250 years on a new build house
- Starting Ground Rent less than or equal to 0.1% of the property value
- Ground Rent review period greater than 5 years
- Ground Rent escalation less than or equal to RPI

* Where the Ground Rent escalation is linked to the value of the building, please provide the following:
- How is the value of the block/unit currently calculated and if the assessment relates to the block(s), how is the Ground Rent calculated/apportioned per property?
- The current valuation and Ground Rent for each unit
- What is the mechanism for future valuations of the block and how is the Ground Rent calculated/apportioned?
- What is the right of appeal? And is this a documented process within the lease?
- Who bears the cost of the valuation (and appeal) process?
- Confirmation the review period is not less than twenty years

Do I select a Licenced Conveyancer or Solicitor for conveyancing in Seven Sisters?

There are many recorded licenced Conveyancers in Seven Sisters and Solicitor firms in Seven Sisters who provide Conveyancing services It is important to make clear that the two are supervised by regulatory bodies with both specialising in the legal work in transferring property. The two can conduct other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.

We have agreed to purchase a house in Seven Sisters. An unusual aspect is that the roof has a solar panel. Coventry BS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As your lender is Coventry BS your lawyer must follow the formal requirements outlined in Section 2 of UK Finance Lenders’ Handbook for Coventry BS. The CML Handbook stipulates minimum requirements for solar panel roof-space leases, and lawyers are required to report to Coventry BS where a lease fails to comply with these requirements. The conditions relate to the installation of panels on properties nationwide and is not restricted to Seven Sisters.

About to purchase apartment in Seven Sisters. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the HSBC conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Seven Sisters property lawyer is on the HSBC conveyancing panel.

Are there restrictive covenants that are commonly identified during conveyancing in Seven Sisters?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Seven Sisters. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

The estate agent has sent us the confirmation of our purchase of a new build flat in Seven Sisters. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Seven Sisters

    Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please supply a car parking plan. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please supply evidence that the form of Lease proposed has been approved by the Land Registry.

I've recently found out that there is a flying freehold issue on a house I have offered on a fortnight ago in what should have been a straight forward, no chain conveyancing. Seven Sisters is the location of the property. Can you shed any light on this issue?

Flying freeholds in Seven Sisters are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Seven Sisters you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Seven Sisters may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

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Sample of conveyancing solicitors in Seven Sisters regulated by the SRA

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

  • Rahman & Co Solicitors Ltd, 33 West Green Road, London, N15 5BY
  • Southgate & Co, 631 Seven Sisters Road, London, N15 5LE
  • Kaye Tesler & Co Inc Michael D Kaye & Co, 86 West Green Road, London, N15 5NS
  • Phil Solicitors, 258 High Road, Tottenham, London, N15 4AJ
  • Sam & Co Solicitors, 79 Broad Lane, London, N15 4DW

Residential Landlord and Tenant Conveyancing solicitors in Seven Sisters

The list below is a small selection of solicitors in Seven Sisters specialising in landlord and tenant law and on the regulations governing different types of tenancies. This may include advice on Service charge disputes

  • Rahman & Co Solicitors Ltd, 33 West Green Road, London, N15 5BY
  • Southgate & Co, 631 Seven Sisters Road, London, N15 5LE
  • Kaye Tesler & Co Inc Michael D Kaye & Co, 86 West Green Road, London, N15 5NS
  • Moorehouse, Sophia House, 214-218 High Road, Tottenham, London, N15 4NP
  • Phil Solicitors, 258 High Road, Tottenham, London, N15 4AJ

Planning law solicitors in Seven Sisters regulated by the Solicitors Regulation Authority

The practices listed below are a small selection of solicitors in Seven Sisters specialising in planning law. The solicitors can give expert legal advice on all aspects of planning, including making sure people do what the planning regulations say
  • Sal & Co Solicitors Limited, 191 Angel Place, Fore Street, Edmonton, London, England, N18 2UD
  • Regnum Solicitors, Unit 7, Kinetica, 13 Ramsgate Street, London, E8 2FD
  • Stuart & Co, 285 Fore Street, London, London, N9 0PD
  • Gelbergs Llp, 188 Upper Street, Islington, London, N1 1RQ
  • Bolt Burdon, Providence House, Providence Place, Islington, London, N1 0NT

*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.