My mortgage broker has requested my Stevenage solicitor’s panel reference for the Nat West conveyancing panel. How do I discover this. I have e-mailed my local Stevenage branch but they have not responded to me.

Have you tried calling your Stevenage conveyancer about this?. Most Stevenage conveyancing practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.

Please explain the implications if my lawyer’s firm is removed from the HSBC Solicitor panel ahead of completing my conveyancing in Stevenage?

First, this is very unlikely to happen. 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 at a cost.

I am purchasing a new build house in Stevenage with a loan from Virgin Money. The sellers refused to budge the price so I negotiated 6k of additionals instead. The house builders rep told me not reveal to my lawyer about the side-deal as it will impact my loan with Virgin Money. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder 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.

My husband and I are new on the property ladder - agreed a price, but the estate agent advised that the seller will only move forward if we appoint their recommended lawyers as they need a ‘quick sale’. My instinct tells me that we should use a family solicitor accustomed to conveyancing in Stevenage

We suspect that the owner is unaware of this request. Should the owner desire ‘a quick sale', taking such a hostile approach to a serious buyer is not the way to achieve this. Speak to the owners direct and make sure they understand (a)you are keen to buy (b)you are ready to go, with finances arranged © you have nothing to sell (d) you intend to proceed fast (e)but you intend to appoint your own,trusted Stevenage conveyancing solicitors - rather thanthe ones that will earn the estate agent a kickback or hit his conveyancing thresholds set by corporate headquarters.

Last June I purchased a leasehold property in Stevenage. Am I liable to pay service charges for periods before my ownership?

Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I acquired a leasehold flat in Stevenage, conveyancing was carried out 10 years ago. 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? Equivalent flats in Stevenage with over 90 years remaining are worth £222,000. The average or mid-range amount of ground rent is £50 per annum. The lease finishes on 21st October 2095

With 71 years left to run the likely cost is going to range between £9,500 and £11,000 as well as costs.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more detailed investigations. Do not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account 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.