I am selling my maisonette in Boxmoor and the estate agent has just text me to advise that the purchasers are switching solicitor. I am told that this is due to the fact that the mortgage company will only work with solicitors on their approved list. Why would a big named lender only deal with certain law firms rather the firm that they want to choose to handle their conveyancing in Boxmoor ?

Banks have always had panels of law firms they are content to work with, but in the past few years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.

Lenders justify this action to a rise in fraud by way of justification for the cull – criteria have been stiffened as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are unlikely to have any impact on this.

I am purchasing my first flat in Boxmoor with a loan from Nottingham Building Society. The sellers would not move on the amount so I negotiated £7000 of extras instead. The estate agent advised me not reveal to my lawyer about the deal as it could put at risk my mortgage with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I am looking for a leasehold apartment up to £245,000 and found one close by in Boxmoor I like with amenity areas and station in the vicinity, the downside is that it only has 51 years on the lease. I can't really find anything else in Boxmoor in this price bracket, so just wondered if I would be making a mistake purchasing a lease with such few years left?

Should you require a home loan that many years will be a potential deal breaker. Reduce the offer by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of twenty four months you can ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this.

My company is planning to take an assignment of a lease of an office on a shopping parade. Can you recommend conveyancers offering competitive fees for commercial conveyancing in Boxmoor for less than 2k?

We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Boxmoor, including the sale and purchase of businesses as well as simply property. Whether you are hoping to buy or dispose of a shop, pub, restaurant, office, retail premises or a whole business we can find you the right firm. As for the charges these will vary based on the structure and complexity of the deal. Please provide us with your details or call so as to enable us to provide you with a fixed commercial conveyancing quote.

In my capacity as executor for the estate of my grandmother I am selling a property in Newport but reside in Boxmoor. My lawyer (approximately 235 miles awayneeds me to sign a stat dec before completion. Could you suggest a conveyancing solicitor in Boxmoor to witness this legal document for me?

strictly speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will be fine regardless of whether they are based in Boxmoor