Am I correct in assuming that the fact that my solicitor in Cheshunt is not on my lender's solicitor panel that there is a problem with the quality of the firm’s conveyancing?

It would not be wise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Cheshunt conveyancing practice and ask them why they are no longer on the approved list for your bank.

My Conveyancer in Cheshunt is not on the Barnsley Building Society Approved Panel. Can I still retain my family solicitor even though they are excluded from the Barnsley Building Society panel?

The limited options open to you here include:

1. Complete the purchase with your existing Cheshunt solicitors but Barnsley Building Society will need to use a solicitor on their panel. This will inevitably rack up the total conveyancing fees as well as cause frustration.
2. Choose an alternative practitioner to act in the purchase, remembering to check they are on the Barnsley Building Society panel

How does conveyancing in Cheshunt differ for new build properties?

Most buyers of new build residence in Cheshunt come to us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is built. This is because house builders in Cheshunt usually purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Cheshunt or who has acted in the same development.

Over the last few months I have been searching for a leasehold apartment up to £235,500 and identified one close by in Cheshunt I like with amenity areas and railway links nearby, however it's only got 52 remaining years left on the lease. I can't really find anything else in Cheshunt suitable, so just wondered if I would be making a mistake purchasing a short lease?

If you need a home loan the shortness of the lease will be an issue. Reduce the offer by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least 2 years you can ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor regarding this.

Looking forward to sign contracts shortly on a garden flat in Cheshunt. Conveyancing lawyers have said that they report fully next week. What should I be looking out for?

The report on title for your leasehold conveyancing in Cheshunt should include some of the following:

if lease provides for a sinking fund? Details of the parties to the lease, for instance these could be the tennant, head lessor, freeholder Does the lease require carpeting throughout thus preventing wood flooring? You should be informed what is to be regarded as a Nuisance in the lease The physical extent of the property. This will be the flat itself but might incorporate a attic or cellar if applicable.

Leasehold Conveyancing in Cheshunt - Sample of Questions you should consider Prior to buying

Please inform me if there are any major works in the near future that will likely increase the service costs? How many years remain on the lease? Does the lease have onerous restrictions?