It has taken forever and a day but a mortgage agreement from NatWest for the remortgage of my 2 room maisonette is due imminently. Are you able to recommend a cheap conveyancing lawyer in Abbots Langley?

This site is not designed to aid those in their quest for the lowest fares for conveyancing solicitors in Abbots Langley. We can offer you cost effective conveyancing but we do not aim to work with the cheapest lawyers. Resist the temptation to appoint organisations offering ninety nine pound conveyancing in Abbots Langley. At best, in going for low cost conveyancing, you will get your money’s worth and at worst you will end up spending a lot in extras and still not end up with the service you were hoping for.

I am nearing an exchange on a house in Abbots Langley and my parents have sent the 10% deposit to my lawyer. I am now informed that as the deposit has been sent from someone other than me my conveyancing practitioner needs to disclose this to my bank. Apparently, in also acting for the lender he must inform them that the balance of the purchase price is coming from anyone other than me. I informed the lender concerning my parents' contribution when I applied for the mortgage, so is it really appropriate for him to raise this?

The lawyer is obliged to clarify with the bank to make sure that they are aware that the balance of the purchase price is not from your own resources. Your solicitor can only report this to your bank if you permit them to, failing which, your lawyer must cease to continue acting.

What can a local search reveal concerning the house we're buying in Abbots Langley?

Abbots Langley conveyancing often commences with the submitting local authority searches directly from your local Authority or via a personal search organisations for instance Searches UK The local search plays an important part in many a Abbots Langley conveyancing purchase; that is if you wish to avoid any unpleasant surprises after you move into your new home. The search will supply data on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic headings.

I am a negotiator for a long established estate agent office in Abbots Langley where we have witnessed a few leasehold sales jeopardised as a result of leases having less than 80 years remaining. I have received contradictory information from local Abbots Langley conveyancing solicitors. Can you shed some light as to whether the seller of a flat can start the lease extension formalities for the buyer?

As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the disposal of the property.

An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

I am the registered owner of a 1 bedroom flat in Abbots Langley, conveyancing was carried out in 2010. How much will my lease extension cost? Equivalent properties in Abbots Langley with over 90 years remaining are worth £211,000. The ground rent is £45 invoiced every year. The lease ends on 21st October 2092

With 67 years left to run we estimate the premium for your lease extension to be between £10,500 and £12,000 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.

My husband and I are planning to purchase a 2 room first floor flatin Abbots Langley with a mortgage from a bank. We have a lawyer in Abbots Langley however our bank advise he's not approved on their "panel". We have to appoint one of the our bank panel firms or stay with our Abbots Langley conveyancer and incur the extra fees for one of their panel ones to represent our bank. This seems very unfair; Can we not simply insist that our lender use our Abbots Langley lawyer?

Unfortunately,no. The mortgage company mortgage issued is subject to its terms and conditions, one of which will be that solicitors will on the bank's conveyancing panel. in the past, most lenders had large numbers of law firms on their panels, including most conveyancing solicitors in Abbots Langley : a mortgagee 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 lawyer to apply to be on the conveyancing panel for your mortgage company.