My IFA has asked me for my Buntingford lawyer’ panel member for the Nat West conveyancing panel. Can you suggest how I discover this. I have called my local Buntingford branch but they have not responded to me.

The sensible thing to do is ask for this information from your Buntingford conveyancer . Most Buntingford conveyancing practices will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.

I have given 8 weeks notice to my existing landlord and have to vacate my let out apartment in Buntingford by the end of next month. Conveyancing on my purchase is progressing. How realistic is it to complete in 5 weeks as don't want to have to move into temporary accommodation?

The normal practice is not to provide notice on a rental unless you have exchanged. If you have not previously done so, update to your conveyancer and request that they cajole the sellers solicitors, try to an acceptable time-line that all parties will work to achieve

I just acquired a flat at auction in Buntingford. Conveyancing is needed. What happens now?

Now that you have legally committed yourself to purchase you will need to choose a conveyancing solicitor quickly as you will have a fast approaching deadline in which to complete the conveyancing. An auction property will ordinarily have an associated auction pack. This will include evidence of title and search results. Where you are dealing with leasehold property the auction papers may include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation relating to leasehold premises. You need to pass this on to the solicitor instructed by you at the earliest opportunity. You also need to ensure that that you have the requisite funding organised to complete the transaction on the set completion date.

We are due to move property in April. Should my conveyancing solicitor update the removal company on the completion day. As an aside, can you recommend a removal company in Buntingford. Conveyancing firm was chosen prior to coming across your website.

On the day of completion you can collect the house keys from your property agent but this can only happen after the vendors lawyers confirm to the agent that they acknowledge receipt of the completion payment and the keys can be collected. You will need to inform the removal company that they can start moving you in. As a matter of policy we do not recommend a particular removal organisation but can help you locate a residential property solicitor in Buntingford or a firm with expertise in conveyancing in Buntingford.

Last month we had a mortgage agreed in principle with Virgin Money. Buntingford conveyancing lawyers have been chosen. What is the average time that one could expect to receive a mortgage offer from Virgin Money?

Some lenders take longer than others. Have Virgin Money conducted the survey? Have you advised Virgin Money as to your lawyers' details and checked that your lawyers are on the Virgin Money conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

Various web forums that I have come across warn that are the number one reason for stalling in Buntingford house deals. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) published findings of a review by MoveWithUs that conveyancing searches do not feature within the common causes of delays during the legal transfer of property. Local searches are not likely to be the root cause of slowing down conveyancing in Buntingford.

I've recently bought a leasehold house in Buntingford. Am I liable to pay service charges relating to a period prior to completion of my purchase?

In a situation where the service charge has already been demanded from the previous lessee 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. It is an essential part of leasehold conveyancing for your conveyancer to be sure 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 inherited a ground floor flat in Buntingford, conveyancing having been completed 6 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Buntingford with over 90 years remaining are worth £211,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease comes to an end on 21st October 2094

With only 68 years left to run we estimate the price of your lease extension to be between £9,500 and £11,000 as well as legals.

The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. Do not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered 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 without first getting professional advice.