Am I correct in assuming that the fact that my solicitor in Hoddesdon is not on my bank's solicitor panel that there is a problem with the standard of his work?

It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Hoddesdon conveyancing practice and ask them why they are no longer on the approved list for your bank.

I've recently found out that there is a flying freehold element on a property I put an offer in last month in what was supposed to be a straight forward, no chain conveyancing. Hoddesdon is where the house is located. Can you shed any light on this issue?

Flying freeholds in Hoddesdon are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Hoddesdon 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 Hoddesdon 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 residence.

What makes your site different to alternative internet conveyancing brokers for conveyancing in Hoddesdon?

At this site secure a conveyancing costs illustration from a Solicitor or Licensed Conveyancer that understands the nuances for your conveyancing in Hoddesdon. As opposed to estate agents and brokerage sites we do not charge firms a fee if you select them for your conveyancing in Hoddesdon

I need to instruct a conveyancing practitioner in Hoddesdon for my purchase. Is there any facility to review a solicitor's complaints history with the profession’s regulator?

Members of the public may find documented Solicitor Regulator Association (SRA) determinations stemming from inquisitions from 2008 onwards. Go to Check a solicitor's record. To find details Pre 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, use +44 (0)121 329 6800. The SRA could recorded telephone calls for training purposes.

I am looking at a two maisonettes in Hoddesdon both have approximately fifty years remaining on the leases. Should I regard a short lease as a deal breaker?

A lease is a legal document that entitles you to use the property for a prescribed time frame. As the lease shortens the marketability of the lease deteriorates and it becomes more expensive to extend the lease. For this reason it is generally wise to extend the lease term. Sometimes it is difficult to sell a property with a short lease because mortgage companies less inclined to grant a loan on properties of this type. Lease enfranchisement can be a protracted process. We recommend you seek professional assistance from a conveyancer and surveyor with experience in this area.

I invested in buying a studio flat in Hoddesdon, conveyancing having been completed 4 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Hoddesdon with a long lease are worth £185,000. The ground rent is £65 invoiced every year. The lease comes to an end on 21st October 2086

You have 60 years unexpired we estimate the price of your lease extension to span between £20,000 and £23,000 plus plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.