We are purchasing a 1 bedroom apartment in Radlett with a mortgage. We would like to retain our Radlett solicitor, however the bank says she’s not on their "panel". We have to appoint one of the lender panel firms or keep our Radlett solicitor as well as pay for one of their panel lawyers to act for them. This feels very unfair; can we not insist that the mortgage company use our Radlett lawyer ?

Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’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 Radlett conveyancing lawyer to apply to be on the conveyancing panel.

We are buying a flat and need a conveyancing solicitor in Radlett who is on the TSB solicitor panel. Can you recommend a local firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for TSB . We don't recommend any particular firms conducting conveyancing in Radlett.

I need some expedited conveyancing in Radlett as I have an ultimatum to complete inside 3 weeks. A home loan is not required. Can I escape the need for conveyancing searches to save money and time?

As you are are a mortgage free purchaser you are at free not to do searches although no solicitor would advise that you don't. With lots of history conveyancing in Radlett the following are instances of issues that can be revealed and adversely impact market value: Enforcement Actions, Outstanding Fees, Overdue Grants, Unadopted Roads,...

Over the last few months I have been searching for a leasehold apartment up to £305k and found one close by in Radlett I like with amenity areas and transport links in the vicinity, however it only has 52 remaining years left on the lease. There is not much else in Radlett for this price, so just wondered if I would be making a mistake acquiring a lease with such few years left?

If you need a home loan the shortness of the lease will likely be problematic. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least 2 years you may request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer about this matter.

Helen (my wife) and I may need to rent out our Radlett ground floor flat temporarily due to a new job. We instructed a Radlett conveyancing firm in 2001 but they have since shut and we did not think at the time get any advice as to whether the lease prohibits the subletting of the flat. How do we find out?

Even though your previous Radlett conveyancing lawyer is no longer around you can review your lease to check if it allows you to sublet the premises. The rule is that if the deeds are silent, subletting is allowed. Quite often there is a prerequisite that you need to seek permission via your landlord or other appropriate person prior to subletting. The net result is you not allowed to sublet in the absence of prior consent. The consent is not allowed to be unreasonably turned down. If your lease does not allow you to sublet you should ask your landlord for their consent.

I inherited a second floor flat in Radlett. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal make a decision on the amount due for the purchase of the freehold?

You certainly can. We can put you in touch with a Radlett conveyancing firm who can help.

An example of a Freehold Enfranchisement decision for a Radlett property is 42 Churchill Road in March 2013. The Tribunal determined that the price payable in respect of the acquisition of the freehold of the property as required under the terms of the Court Order dated 21 December 2012, is£26,958 This case related to 1 flat.