My wife and I are hoping to acquire a 3 bedroom apartment in Borehamwood and Elstree with a mortgage. We have a Borehamwood and Elstree conveyancer, but the mortgage company says she’s not on their "panel". We have to appoint one of the lender panel conveyancing practices or retain our Borehamwood and Elstree conveyancer and pay for one of their panel ones to act for them. This seems very unfair; is there anything we can do?

Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Borehamwood and Elstree conveyancing solicitor to apply to be on the conveyancing panel.

I am purchasing a newly constructed apartment in Borehamwood and Elstree and my lawyer is informing me that she has to the lender to disclose incentives from the builder. The Estate Agents are hassling me to sign contracts and I don't want to prolong deal. Is my lawyer right?

You should not exchange unless you have been advised to do so by your conveyancer. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook specifications. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

What is the first thing I need to know about purchase conveyancing in Borehamwood and Elstree?

You may not hear this from too many lawyers but conveyancing in Borehamwood and Elstree or throughout Hertfordshire is an adversarial process. In other words, when it comes to conveyancing there exists lots of room for conflict between you and other parties involved in the house moving process. For example, the vendor, selling agent and on occasion the bank. Appointing a law firm for your conveyancing in Borehamwood and Elstree an important selection as your conveyancer is your adviser, and is the ONLY party in the process whose responsibility is to look after your best interests and to keep you safe.

Every so often a third party with a vested interest will try and persuade you that you should follow their advice. As an example, the estate agent may claim to be helping by suggesting your conveyancer is slow. Or your financial adviser may try to convince you to do something that is contrary to your solicitors recommendation. You should always trust your lawyer above all other parties in the home moving process.

I am due to move house in January. Does my conveyancing solicitor call the removal company on the day of completion. Incidentally, can you suggest a removal company in Borehamwood and Elstree. Conveyancing firm was found before I stumbled across this website.

On the day of completion you can pick up the house keys from your estate agent however this should only be done after the previous owners conveyancers inform the agent that they have the completion monies and the keys can be passed over. After that you can tell the removal company that you are ready to move in. We are not in a position to suggest a specific removal company but can help you choose a conveyancing in Borehamwood and Elstree or a lawyer that specialises in conveyancing in Borehamwood and Elstree.

When it comes to mortgage companies such as RBS, do Borehamwood and Elstree solicitors incur an annual charge to be on the conveyancing panel?

We are not aware of any bank fees to be on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.

How can we tell if a Borehamwood and Elstree conveyancing solicitor on the RBS panel is any good?

When it comes to conveyancing in Borehamwood and Elstree obtaining recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the solicitor handling your conveyancing.

I have a 4 bedroom Victorian house in Borehamwood and Elstree. Conveyancing practitioner acted for me and Bank of Scotland. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, the second leasehold under the exact same address. I thought I was buying a freehold how can I check?

You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Borehamwood and Elstree and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the situation with the conveyancing solicitor who conducted the conveyancing.