Please help. My Harpenden conveyancer is advising me that he has toconduct Harpenden conveyancing searches becausethe firm are on the HSBCconveyancing panel. Is my lawyer right?

You have limited options available to you. As you are taking a home 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 property lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Harpenden conveyancing searches.

In what way does my ID and proof of funds have anything to do with my conveyancing in Harpenden? Why is this being asked of me?

Anti-terror and anti-money-laundering laws require solicitors and licensed conveyancers to check the identification documents of the person or body they are dealing with prior to agreeing to accepting their conveyancing business. The Terms and Conditions that you need to sign should stipulate this. Your lender will also require certain documents to be viewed. If you are unwilling to supply identification documents, your solicitor would not be able to accept instructions from you.

I'm purchasing a new build house in Harpenden with a loan from Halifax. The developers refused to move on the amount so I negotiated £7000 of fixtures and fittings instead. The property agent suggested that I not disclose to my lawyer about this side-deal as it may put at risk my loan with the lender. Do I keep my lawyer in the dark?.

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 what way can the Landlord & Tenant Act 1954 affect my commercial offices in Harpenden and how can you help?

The particular law that you refer to affords a safeguard to commercial leaseholders, giving them the a statutory right to make a request to court for a new lease and remain in occupation when the lease comes to an end. There are limited grounds where a landlord can refuse a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing practices who use the act to your advantage and handle your commercial conveyancing in Harpenden

We are about to purchasing a home in Harpenden. Could our lawyer keep our purchase price confidential from sites such as Rightmove. How do I ensure this is not disclosed?

The Land Registry as a matter of law bound to note price paid information on the official title for residential properties countrywide which includes properties in Harpenden. The Title Register is a public document, so HMLR would be breaching their statutory duty excluded specific properties such as the one in Harpenden.

In essence you can ask the Land Registry to hide the amount paid entry however the response will be in the negative.