We are getting a further advance on our mortgage from Aldermore as we want to carry out renovations to our house in Cheshunt. Are we obliged to appoint a local Cheshunt solicitor on the Aldermore conveyancing panel to deal with the paperwork?

Aldermore don't usually appoint firms on their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Aldermore conveyancing panel.

Last month we had a mortgage agreed in principle with Lloyds. Cheshunt conveyancing solicitors have been selected. What is the average time that one could expect to receive a mortgage offer from Lloyds?

There is no definitive answer here. Have Lloyds done the valuation? Have you informed Lloyds as to your lawyers' details and checked that your lawyers are on the Lloyds conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I currently have a mortgage with HSBC for my property in Cheshunt. Conveyancing has been completed months ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform HSBC?

HSBC must be informed of your intention before letting out your property as this is likely to be a breach of HSBC’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact HSBC directly. It should not be necessary to do this via a HSBC conveyancing panel solicitor.

I have todaydiscovered that Arc property Solicitors have closed. They conducted my conveyancing in Cheshunt for a purchase of a leasehold flat 18 months ago. How can I be sure that the property is not still registered in the name of the previous owner?

The easiest method to check if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Cheshunt conveyancing specialists.

I've recently found out that there is a flying freehold element on a house I have offered on last month in what should have been a simple, no chain conveyancing. Cheshunt is the location of the property. Can you shed any light on this issue?

Flying freeholds in Cheshunt are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Cheshunt you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Cheshunt may ascertain 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.

My step-father has suggested that I use his conveyancers in Cheshunt. Do I follow his guidance?

No doubt it’s preferable to select a conveyancing practitioner is to get recommendations from friends or family who have actually previously instructed the firm you're contemplating using.

Is planning consent required to convert a single dwelling into two appartments in Cheshunt? This has taken place to a house adjacent to a relative in Cheshunt and was not aware of the conversion until the works were finished.

Planning Consent yes. Building Regulations yes.