Is the fact that my solicitor in London Colney is not on my lender's conveyancing panel that there is a problem with the quality of her work?

It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume 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. If you are concerned you should simply call the London Colney conveyancing firm and enquire why they are no longer on the approved list for your lender.

We are expecting a mortgage offer soon. The bank mentioned the loan came with free conveyancing. Is the implication that I have to use their panel conveyancer as I would prefer to instruct a London Colney based conveyancing firm?

Do check but the the probability is that appoint one of their panel lawyers should you take up the "fee-free" offer. Contact the bank and check if they make available a monetary alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case that money can go towards the cost for your conveyancing solicitor near London Colney.

Will commercial conveyancing searches disclose impending roadworks that could impact a commercial premises in London Colney?

Its becoming the norm that commercial conveyancing solicitors in London Colney will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in London Colney. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in London Colney.

For each commercial conveyancing transaction in London Colney it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may cause delays to London Colney commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not conducted for residential conveyancing in London Colney.

My uncle has recommend that I use his lawyers for conveyancing in London Colney. Should I use them?

Much as we are happy to recommend a London Colney conveyancing lawyer the ideal way to select a conveyancing lawyer is to get guidance from friends or relatives who have experience in using the conveyancer that you are contemplating using.

Our conveyancer has advised that he intends to complete and exchange simultaneously on the sale of our £425,000 maisonette in London Colney next Friday. The managing agents has quoted £348 for Certificate of Compliance, building insurance schedule and previous years service charge statements. Is the landlord entitled to charge exorbitant fees for a leasehold conveyance in London Colney?

London Colney conveyancing on leasehold maisonettes usually results in administration charges raised by freeholders :

Addressing pre-contract questions Where consent is required before sale in London Colney Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your conveyancer will have no control over the level of the charges for this information but the average costs for the information for London Colney leasehold property is £350. For London Colney conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to provide the information.

I inherited a 2 bed flat in London Colney, conveyancing formalities finalised in 2007. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in London Colney with over 90 years remaining are worth £222,000. The average or mid-range amount of ground rent is £50 per annum. The lease ceases on 21st October 2095

With 70 years unexpired we estimate the premium for your lease extension to be between £9,500 and £11,000 as well as professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.