I was informed yesterday by my broker that my Rickmansworth solicitor is not on the mortgage company Solicitor panel. What can I do to be sure that this is correct?

The sensible course of action for you to take is to contact your Rickmansworth conveyancer. You lawyer should notify you of the situation. Where they are not on the panel they may recommend you to a Rickmansworth conveyancing firm that is on the conveyancing panel for your mortgage company.

Are there restrictive covenants that are commonly picked up as part of conveyancing in Rickmansworth?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Rickmansworth. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

In my capacity as executor for the estate of my uncle I am selling a residence in Newport but live in Rickmansworth. My solicitor (who is 200 miles from mehas requested that I sign a stat dec ahead of the transaction finalising. Can you recommend a conveyancing practitioner in Rickmansworth to witness this legal document for me?

Technically speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will be fine regardless of whether they are Rickmansworth based

Do you have any advice for leasehold conveyancing in Rickmansworth with the purpose of saving time on the sale process?

• A significant proportion of the delay in leasehold conveyancing in Rickmansworth can be avoided where you instruct lawyers as soon as you market your property and ask them to collate the leasehold documentation needed by the purchasers’ representatives.
In the event that you altered the property did you need the Landlord’s approval? In particular have you installed wooden flooring? Most leases in Rickmansworth state that internal structural alterations or addition of wooden flooring necessitate a licence issued by the Landlord acquiescing to such alterations. If you dont have the paperwork to hand you should not communicate with the landlord without checking with your solicitor first. A minority of Rickmansworth leases require Licence to Assign from the landlord. If this applies to your lease, it would be prudent to place the estate agents on notice to make sure that the purchasers obtain financial (bank) and professional references. The bank reference should make it clear that the buyer is able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their lawyers. You may think that you are aware of the number of years remaining on your lease but it would be wise to double-check by asking your conveyancers. A purchaser's lawyer will not be happy to advise their client to to exchange contracts if the remaining number of years is under 75 years. It is therefore important at an as soon as possible that you consider whether the lease term requires a lease extension. If it does, contact your solicitors before you put your property on the market for sale. The majority of freeholders or managing agents in Rickmansworth levy fees for providing management packs for a leasehold premises. You or your lawyers should find out the actual amount of the charges. The management information can be applied for on or before finding a buyer, thus reducing delays. The average time it takes to receive management information is three weeks. It is the most common reason for delay in leasehold conveyancing in Rickmansworth.

I have attempted and failed to negotiate with my landlord to extend my lease without any joy. Can a leaseholder make an application to the Leasehold Valuation Tribunal? Can you recommend a Rickmansworth conveyancing firm to act on my behalf?

if there is a missing freeholder or if there is dispute about the premium for a lease extension, under the relevant statutes it is possible to make an application to the LVT to assess the sum to be paid.

An example of a Lease Extension matter before the tribunal for a Rickmansworth premises is Flats 8, 11 and 15 Craigmore Court 46 Murray Road in December 2013. The tribunal held that the price payable by the Applicant tenant of Flat 8 to acquire an extended lease shall be £26,438 plus £1 to the intermediate lessee . The tribunal held that the price payable by the Applicant tenants of Flat 11 to acquire an extended lease shall be £26,791 plus £1 to the intermediate lessee. The tribunal held that the price payable by the Applicant tenant of Flat 15 to acquire an extended lease shall be £26,638 plus £1 to the intermediate lessee . This case was in relation to 3 flats. The remaining number of years on the lease was 71 years.

Our conveyancing in Rickmansworth completes next Friday, but the owners I am purchasing from wishes to vacate on the Saturday afternoon. Should I accept such a plan?

You can't complete on a Saturday because the bank systems aren't working.