I have just been advised by my mortgage broker that my Hemel Hempstead solicitor is not on the lender Solicitor panel. What can I do to be sure that this is correct?

The first thing you need to do is to call your Hemel Hempstead lawyer directly. You lawyer should advise you of the situation. Where they are not on the panel they may be able to suggest a Hemel Hempstead conveyancing firm that is on the approved list of lawyers for your bank.

I am in a contract race with another buyer for a property in Hemel Hempstead. What can be done to quicken up the legal process?

In a situation where the seller is applying pressure for your conveyancing we would recommend that your conveyancer is familiar with the location as they will make use of local contacts and intelligence. It is even conceivable that they would have conducted previoushomes in the same street. Therefore consider using a Hemel Hempstead conveyancing solicitor. In addition, check that the conveyancing firm is on the on the approved list for your mortgage company. It is said that 18% of Hemel Hempstead conveyancing deals are suspended or jeopardised after discovering a buyer’s solicitor was not on their banks list of approved solicitors. This can often result in the transaction being frustrated by an average of three weeks. It is estimated that this issue impacts in the region of one hundred thousand home moves annually. Almost all Hemel Hempstead conveyancing practices can not act for certain banks so do check at the outset.

I've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what was supposed to be a simple, chain free conveyancing. Hemel Hempstead is the location of the property. Can you offer any advice?

Flying freeholds in Hemel Hempstead are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Hemel Hempstead you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hemel Hempstead may decide 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 premises.

My business partner and I are intending to lease a unit on a shopping parade. Can you recommend conveyancers offering competitive costs for commercial conveyancing in Hemel Hempstead for under £1,200?

We are happy to recommend firms who have specialist knowledge of commercial conveyancing in Hemel Hempstead, including the disposal and acquisition of businesses as well as simply premises. Whether you are intending to acquire or lease a shop, pub, restaurant, office, retail premises or a complete business we will find you the right firm. Regarding the charges these will vary based on the structure and complexity of the deal. Please provide us with your contact information or call so as to enable us to furnish you with a detailed commercial conveyancing calculation.

I am a negotiator for a reputable estate agency in Hemel Hempstead where we have experienced a number of flat sales jeopardised due to leases having less than 80 years remaining. I have received conflicting advice from local Hemel Hempstead conveyancing firms. Can you shed some light as to whether the vendor of a flat can initiate the lease extension formalities for the purchaser on completion of the sale?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the sale.

Alternatively, it may be possible to agree the lease extension with the freeholder 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 bought a basement flat in Hemel Hempstead, conveyancing was carried out in 1999. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Hemel Hempstead with over 90 years remaining are worth £197,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease terminates on 21st October 2080

You have 56 years remaining on your lease we estimate the premium for your lease extension to be between £29,500 and £34,000 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.