Me and my partner are purchasing a 3 bedroom flat in Croxley Green with a mortgage. We have a Croxley Green solicitor, however the mortgage company advise he's not on their "panel". It seems we have no option but to appoint one of the bank panel conveyancing practices or continue with our Croxley Green and pay for one of their panel firms to act for them. This feels very unfair; can we not insist that the mortgage company use our Croxley Green ?

No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’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. A further alternative is for your Croxley Green conveyancing solicitor to apply to be on the conveyancing panel.

A colleague advised me that where I am purchasing in Croxley Green I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

This is a search is usually included in the estimate for your Croxley Green conveyancing searches. It is a large document of more than thirty pages, listing and detailing significant information about Croxley Green around the property and the people living there. It includes 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 data concerning Croxley Green.

The estate agent has sent us the confirmation of our purchase of a new build flat in Croxley Green. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Croxley Green

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. There must be mutual enforceability of lessee’s covenants. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.

I have just started marketing my ground floor apartment in Croxley Green. Conveyancing solicitors are to be appointed soon, however I have recently received a quarterly service charge invoice – Do I pay up?

It best that you pay the invoice as you normally would because all ground rent and service invoices should be allotted on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

Leasehold Conveyancing in Croxley Green - Examples of Questions you should ask before buying

It would be wise to find out if there are any onerous prohibitions in the lease. By way of example some leases prohibit pets being permitted in certain buildings in Croxley Green. If you love the flatin Croxley Green but your dog can’t move with you then you have a very difficult determination. Generally speaking the cost for major works are not wrapped into the service charges, although there some managing agents in Croxley Green obliged leasehold owners to contribute towards a reserve fund and this is used to offset against larger works.

My boyfriend is buying a basement flat in Croxley Green. He has received an estimate by the recommended by the selling agents totaling £1156 . It was 7 years ago I sold and bought a house and it cost was £495. Have fees really gone up that much?

What does the conveyancing estimate include? Is it just for the legal fees, or what you will be paying in total (for instance Croxley Green searches, land registry fees, etc)