A friend recommended that where I am purchasing in Watford I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

A search of this type is occasionally included in the estimate for your Watford conveyancing searches. It is a large report of about 40 pages, listing and setting out significant information about Watford around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with plans and statistics, Local Amenities and other useful information regarding Watford.

How does conveyancing in Watford differ for new build properties?

Most buyers of new build property in Watford come to us having been asked by the seller to sign contracts and commit to the purchase even before the property is built. This is because house builders in Watford typically acquire the site, 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 conveyancing solicitors 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 Watford or who has acted in the same development.

In surfing the internet for the phrase conveyancing in Watford it shows results of many property lawyersin the vicinity. How do I determine which is the suitable conveyancer for purchase transaction?

The best way of seeking a suitable conveyancer is through a trusted testimonial, so ask colleagues and relatives who have acquired a property in Watford or a respected estate agent or mortgage broker. Fees for conveyancing in Watford vary, so it's advisable to obtain a minimum of four costs illustrations from different companies. Dont forget to clarify what costs in the quote includes.

I am a negotiator for a reputable estate agency in Watford where we have witnessed a number of flat sales derailed due to short leases. I have been given inconsistent advice from local Watford conveyancing firms. Please can you shed some light as to whether the vendor of a flat can initiate the lease extension formalities for the buyer?

As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the disposal of the property.

Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

I have attempted and failed to negotiate with my landlord for a lease extension without getting anywhere. Can I apply to the Leasehold Valuation Tribunal? Can you recommend a Watford conveyancing firm to act on my behalf?

in cases where there is a missing freeholder or where there is disagreement about the premium for a lease extension, under the relevant legislation it is possible to make an application to the First-tier Tribunal (Property Chamber) to make a decision on the sum to be paid.

An example of a Lease Extension case for a Watford property is Flats 8, 11 and 15 Craigmore Court 46 Murray Road in December 2013. The tribunal held that the price payable by the Applicant tenant of Flat 8 to acquire an extended lease shall be £26,438 plus £1 to the intermediate lessee . The tribunal held that the price payable by the Applicant tenants of Flat 11 to acquire an extended lease shall be £26,791 plus £1 to the intermediate lessee. The tribunal held that the price payable by the Applicant tenant of Flat 15 to acquire an extended lease shall be £26,638 plus £1 to the intermediate lessee . This case affected 3 flats. The unexpired term as at the valuation date was 71 years.

My work colleague mentioned that when choosing a conveyancing firm they need approved by your mortgage company. It happens to be my first house move but I have an offer in principle from Santander and I already have a bricks and morter conveyancing solicitor in Watford lined up. Does HSBC require an approved solicitor to be used? If so, where do I find that list for my conveyancing in Watford?

You should instruct a solicitor that is on the HSBC panel. The simplest thing to do is ring your preferred Watford conveyancing lawyer to check if they are on the HSBC panel. If they are not on the panel you have a number of choices open to you here:

• Proceed with your existing Watford lawyer but HSBC will need to appoint a conveyancing practitioner on their approved list. This will result in additional charges and likely delay.
• Choose a new solicitor to act in the purchase, not forgetting to check that they are on the HSBC conveyancing panel.
• Appeal to your property lawyer to attempt to join the bank panel.