Last May we completed a house move in Abbots Langley. We have noticed several problems with the property which we believe were missed in the conveyancing searches. Is there anything we can do? What searches should? have been conducted as part of conveyancing in Abbots Langley?

The query is not clear as what problems have arisen and if they are unique to conveyancing in Abbots Langley. Conveyancing searches and due diligence undertaken as part of the legal transfer of property are carried out to help avoid problems. As part of the legal transfer of property, the vendor fills in a questionnaire called a SPIF. If the information is inaccurate, you could possibly take legal action against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Abbots Langley.

Can you explain why leasehold purchase conveyancing in Abbots Langley is more expensive?

The conveyancing costs on a leasehold premises in Abbots Langley is often greater as compared to a freehold property. This is because there is an amount of additional time required in dealing with the landlord and management company to collate the evidence about whether the rent and service charges have been cleared and whether there are any major works due in the foreseeable future on repairs or maintenance of the block.

My wife and I are purchasing a flat in Abbots Langley. I might seem paranoid but how we can trust a lawyer? On completion day we have to send our life savings into their account. What is the protection we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

My solicitor has informed me that lack of planning permission insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Abbots Langley?

The appropriate level of lack of planning permission indemnity insurance depends on your lender. It would differ for example between Yorkshire Building Society and Bank of Scotland. Conveyancing lawyers as opposed to borrowers take out such insurances.

My partner and I are spending time viewing apartments in Abbots Langley and I am now considering a potential offer. Should I already have a solicitor in place at this stage? I intend to finance via a home loan with Coventry BS.

It would be wise to instigate your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the EA. As you are getting a mortgage with Coventry BS, ask your prospective lawyers if they are on the Coventry BS conveyancing panel otherwise they can't do the mortgage legal work.

I purchased my flat on 11 October and the transaction details are still not registered. Should I be concerned? My conveyancing solicitor in Abbots Langley expressed confidence that it will be dealt with in less than a month. Are transfers in Abbots Langley particularly slow to register?

As far as conveyancing in Abbots Langley is concerned, registration is no faster or slower than anywhere else in the country. Rather than based on location, timescales can adjust according to who lodges the application, whether it is in order and if the Land registry need to notify any interested parties. At present in the region of 80% of submission are fully addressed in less than three weeks but some can be subject to extensive hold-ups. Historically registration occurs after the new owner has moved in to the premises thus 'speed' is not typically top priority but where there is a degree of urgency associated with the registration then you or your lawyers could contact the land registry and explain the circumstances.

What are your top tips when it comes to appointing a Abbots Langley conveyancing practice to carry out our lease extension conveyancing?

If you are instructing a conveyancer for lease extension works (regardless if they are a Abbots Langley conveyancing practice) it is most important that he or she should be familiar with the legislation and specialises in this area of conveyancing. We advise that you talk with several firms including non Abbots Langley conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be of use:

How many lease extensions has the firm completed in Abbots Langley in the last twenty four months?

Abbots Langley Conveyancing for Leasehold Flats - Examples of Questions you should ask before buying

How long is the Lease? Does the lease have onerous restrictions? It is important to be aware if window replacement or some other significant cost is pending to be shared between the leaseholders and will dramatically impact the level of the service fees or necessitate a one off invoice.