I am not in a position to travel far from Watford. What is the rationale as to why all Watford lawyers are not on all lender panels?

As unjust as it may appear for mortgage companies to limit who can act for them, from the public’s or lawyer’s perspective, the flip side is that mortgage companies are increasingly anxious and feel it imperative to protect them from illegal activities. As a result of this concern banks are limiting their panel of approved conveyancing lawyers to a size that they are happy to control.

In the event thatI was to acquire a simple residential homein Watford mortgage fee and have no survey and no conveyancing searches how much would I expect to have to pay for conveyancing in Watford?

The only saving you would make on is the Watford conveyancing searches. Your conveyancer still got to do everything else - money laundering, liaising with the vendors property lawyer, stamp duty submission, register the ownership etc. A slight saving might be made by not needing to register a charge however it won't be a lot.

It has been 4 months following my purchase conveyancing in Watford took place. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

About to purchase a new build flat in Watford. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Watford

The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. There must be mutual enforceability of lessee’s covenants. Please confirm the Lease plans are architect prepared.

I've recently found out that there is a flying freehold element on a house I put an offer in two weeks back in what was supposed to be a simple, no chain conveyancing. Watford is where the house is located. Can you shed any light on this issue?

Flying freeholds in Watford are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Watford you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Watford may determine 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.