Is the fact that my conveyancer in South Oxhey is not listed on my mortgage company's conveyancing panel that there is a problem with the quality of her work?

It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the lawyer 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 South Oxhey conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.

Having sold my house in South Oxhey last June yet the purchaser is telephoning every few hours to moan that their solicitor is waiting to hear from mine. What are the post completion sale legalities now that I have sold?

Following your sale your lawyer is duty bound to deliver the transfer documentation and all additional paperwork to the purchaser's lawyers. Where appropriate, your solicitor must also confirm that the mortgage has been redeemed to the purchasers solicitors. There is unlikely to be post completion formalities just for conveyancing in South Oxhey.

Just had an offer accepted on a new build apartment in South Oxhey. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in South Oxhey

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. There must be mutual enforceability of lessee’s covenants. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

I am looking for a flat up to £245,000 and identified one close by in South Oxhey I like with a park and transport links in the vicinity, however it's only got 51 remaining years left on the lease. There is not much else in South Oxhey in this price bracket, so just wondered if I would be making a grave error purchasing a lease with such few years left?

If you require a mortgage that many years will likely be an issue. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of 2 years you may ask them to 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 regarding this matter.

Is it true that a South Oxhey conveyancing solicitor has court proceedings brought against them by clients for not carrying out the right conveyancing investigations?

Our attention has not be brought to such a South Oxhey conveyancing claim but it has been reported that, clients purchasing a property in Cumbria successfully won a case against their property lawyer due to development permission to erect a wind farm not being picked up in conveyancing searches.

Where you are purchasing in South Oxhey It is critical that your conveyancing practitioner conduct all South Oxhey conveyancing searches necessary making sure that you have relevant and current information ahead of buying a home in South Oxhey.