Me and my partner are buying a leasehold flat in Borehamwood and Elstree. My Solicitor is not listed on the mortgage company approved list. Can I still use my Borehamwood and Elstree conveyancing solicitor even though they are excluded from the lender panel of approved conveyancing solicitors?

Various options include

• Carry on with your chosen Borehamwood and Elstree conveyancer but your bank will undoubtedly use a conveyancing practitioner from their approved panel. The net result is additional fees and probable delay.
• Get a new solicitor to act in the purchase, ensuring that they are on the bank conveyancing panel.
• Appeal to your lawyer to apply to join the lender panel

There are plenty of conveyancing solicitors in Borehamwood and Elstree but how do I know who I should use?

We would encourage you not to go for the lowest Borehamwood and Elstree conveyancing fees. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

We had selected conveyancers with offices in Borehamwood and Elstree on the Barclays solicitor panel. They have just invoiced me a further fee for handling the Barclays mortgage. Is this a supplemental conveyancing fee specified by Barclays?

Unfortunately, so long as it is in their Terms and Conditions or estimate then yes your conveyancing practitioner is entitled to levy a fee for this. The charge is not dictated by Barclays but by your Borehamwood and Elstree conveyancing practitioner. Plenty of firms on the Barclays panel will quote an ‘acting for lender’ fee but plenty of practices include it on their overall fee.

Can I be sure that the Borehamwood and Elstree conveyancing solicitor on the Lloyds panel is any good?

When it comes to conveyancing in Borehamwood and Elstree getting 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 conducting your conveyancing.

It has been 4 months since my purchase conveyancing in Borehamwood and Elstree concluded. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what should have been a simple, chain free conveyancing. Borehamwood and Elstree is the location of the property. Is there any advice you can impart?

Flying freeholds in Borehamwood and Elstree are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Borehamwood and Elstree you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Borehamwood and Elstree may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

Is it possible to swap firm as I need to choose a firm on the Santander conveyancing panel. I had appointed a family conveyancing solicitor in Borehamwood and Elstree five minutes from me but she is not accepted by Santander

It would be our pleasure to assist you find a conveyancing solicitor in Borehamwood and Elstree on the Santander panel. Please note that the conveyancers that we list do not pay us fee if you instruct them and are fully regulated by the SRA who oversee all conveyancing solicitors in Borehamwood and Elstree. In utilising the find a conveyancing solicitor tool on this website, you can scrutinise fees for conveyancing solicitors in Borehamwood and Elstree and beyond.