Can you help? My Borehamwood and Elstree lawyer is advising me that he has toconduct Borehamwood and Elstree conveyancing searches stemming from the fact thatthe firm are on the Virgin Moneysolicitor panel. Is this really necessary?

Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a mortgage company your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the CML Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Borehamwood and Elstree conveyancing searches.

Can you clarify what the consequences are if my solicitor is removed from the Kent Reliance Solicitor panel ahead of completing my conveyancing in Borehamwood and Elstree?

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 purchasing a new build house in Borehamwood and Elstree with a loan from Platform Home Loans Ltd. The developers refused to move on the amount so I negotiated £7000 of extras instead. The estate agent suggested that I not disclose to my lawyer about the deal as it may affect my loan with Platform Home Loans Ltd. 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.

In my capacity as executor for the estate of my aunt I am selling a house in Monmouth but I am based in Borehamwood and Elstree. My conveyancer (approximately 300 miles awayrequires that I execute a stat dec prior to completion. Could you suggest a conveyancing lawyer in Borehamwood and Elstree who can witness and place their company stamp on the document?

Technically speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will be fine regardless of whether they are based in Borehamwood and Elstree

I've found a house that seems to tick a lot of boxes, at a great price which is making it more attractive. I have subsequently discovered that it's a leasehold rather than freehold. I am assuming that there are particular concerns purchasing a house with a leasehold title in Borehamwood and Elstree. Conveyancing lawyers have are about to be appointed. Will they explain the issues?

Most houses in Borehamwood and Elstree are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can help the conveyancing process. it is apparent that you are purchasing in Borehamwood and Elstree in which case you should be shopping around for a Borehamwood and Elstree conveyancing solicitor and be sure that they have experience in transacting on leasehold houses. First you will need to check the unexpired lease term. Being a tenant you will not be at liberty to do whatever you want to the property. The lease will likely included provisions such as obtaining the landlord’spermission to carry out changes to the property. You may also be required to pay a maintenance charge towards the upkeep of the communal areas where the house is located on an estate. Your solicitor will appraise you on the various issues.

I am the registered owner of a split level flat in Borehamwood and Elstree, conveyancing formalities finalised May 2011. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding flats in Borehamwood and Elstree with an extended lease are worth £201,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease ends on 21st October 2088

With just 64 years unexpired we estimate the premium for your lease extension to span between £15,200 and £17,600 as well as professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.