Me and my partner are buying a property in Kings Langley. I might seem paranoid but how we can trust a lawyer? On completion day we have to send our life savings into their account. What protection do we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

We are planning to move property in February. Does my conveyancing solicitor liaise with the removal company on the day of completion. As an aside, can you suggest a removal company in Kings Langley. Conveyancing lawyer was organised prior to coming across your website.

On the afternoon of completion you will need to pick up the keys from your estate agent however this can only take place once the sellers conveyancers advise the agent that they acknowledge receipt of the completion payment and the keys can be released. After that you will need to inform the removal men that they can start moving you in. We do not recommend a particular removal organisation but can assist you in finding a residential property solicitor in Kings Langley or a solicitor with expertise in conveyancing in Kings Langley.

I am the only beneficiary of my late father’s will with all property in now in my sole name, including the my former home in Kings Langley. Conveyancing formalities meant that the Land Registry date was in December. I want to move. I do know about the CML six month 'rule', meaning my proprietorship could be treated the same way as though I had purchased the house in December. Will no one buy the property for half a year?

The CML handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be caught by that. How practical a view mortgage companies take of it, depend on the bank as this requirement is primarily there to pick up on subsales or the wholesaling and assigning of property.

I have recentlyfound out that Arc property Solicitors have closed. They conducted my conveyancing in Kings Langley for a purchase of a leasehold flat 9 months ago. How can I check that the property is not still registered in the name of the former proprietor?

The quickest way to check if the premises 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 Kings Langley conveyancing specialists.

I'm buying my first flat in Kings Langley with a mortgage from Nottingham Building Society. The sellers would not move on the amount so I negotiated £7000 of fixtures and fittings instead. The property agent suggested that I not reveal to my solicitor about this deal as it will affect my mortgage 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.

I own a leasehold flat in Kings Langley. Conveyancing and Halifax mortgage are in place. I have received a letter from someone claiming to own the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1998. The conveyancing solicitor in Kings Langley who acted for me is not around. What should I do?

First make enquiries of the Land Registry to be sure that the individual claiming to own the freehold is indeed the registered owner of the freehold reversion. You do not need to instruct a Kings Langley conveyancing firm to do this as you can do this on the Land Registry website for £3. Rest assured that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

Kings Langley Conveyancing for Leasehold Flats - Sample of Questions you should ask before Purchasing

What is the maintenance charge and ground rent on the flat? Most Kings Langley leasehold apartments will be liable to pay a service charge for the upkeep of the building levied by the landlord. Where you purchase the flat you will have to pay this liability, usually in instalments during the year. This can be anything from a few hundred pounds to thousands of pounds for bigger purpose-built blocks. In all likelihood there will be a rentcharge to be met yearly, ordinarily this is not a significant figure, say around £50-£100 but you should to enquire as occasionally it could be many hundreds of pounds. Make sure you find out if there is anything that is prohibited in the lease. For example some leases prohibit pets being permitted in certain buildings in Kings Langley. If you like the propertyin Kings Langley but your cat can’t make the move with you then you have a very hard determination.

I dont have enough spare cash to pay a 10% deposit on my house purchase in Kings Langley , but I still want to go ahead. What can I do?

One option is to try and agree a lower deposit. Many sellers will agree to a lesser deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last moment