Am I correct in assuming that the fact that my conveyancer in Cuffley is not identified on my bank's conveyancing panel that there is a problem with the quality of the firm’s conveyancing?

That is more than likely an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack 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 contact the Cuffley conveyancing firm and enquire why they are no longer on the approved list for your lender.

Me and my partner are acquiring our first home. The property lawyer has e-mailedto enquire if we would like to take out extra conveyancing searches. We are really unsure what's necessary for conveyancing in Cuffley

The type of Cuffley conveyancing searches depends primarily on the premises, the location, the possibility of any of these risks, your knowledge of the area and risks, your general approach to risk. What matters is that you adequately comprehend what information each search could supply. Then you can make a decision if you personally think you need that search. If unsure, ask the lawyer to recommend.

As someone unfamiliar with the Cuffley conveyancing process what is your top tip you can impart for the legal transfer of property in Cuffley

You may not hear this from too many lawyers but conveyancing in Cuffley and elsewhere in England and Wales is often a confrontational process. In other words, when it comes to conveyancing there is plenty of room for friction between you and others involved in the house moving process. For instance, the seller, estate agent and even potentially your mortgage company. Appointing a lawyer for your conveyancing in Cuffley an important selection as your conveyancer is your adviser, and is the ONLY party in the legal process whose responsibility is to act in your legal interests and to keep you safe.

Every so often a third party with a vested interest will attempt to convince you that it is in your interests to do things their way. For instance, the selling agent may claim to be helping by suggesting your solicitor is wrong. Or your financial adviser may tell you to do take action that is contrary to your solicitors guidance. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

Are there common defects that you witness in leases for Cuffley properties?

There is nothing unique about leasehold conveyancing in Cuffley. Most leases are individual and drafting errors can result in certain provisions are erroneous. The following missing provisions could result in a defective lease:

A provision to repair to or maintain parts of the premises Insurance obligations

A defective lease will likely cause issues when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Lloyds TSB Bank, Coventry Building Society, and Godiva Mortgages Ltd all have express requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to provide security, obliging the buyer to withdraw.

I purchased a studio flat in Cuffley, conveyancing having been completed October 1999. How much will my lease extension cost? Equivalent properties in Cuffley with an extended lease are worth £195,000. The ground rent is £45 levied per year. The lease ceases on 21st October 2088

You have 63 years unexpired we estimate the price of your lease extension to range between £16,200 and £18,600 plus costs.

The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed investigations. Do not use the figures in tribunal or court proceedings. There may be other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.

I am purchasing a garden apartment in Cuffley. Conveyancing solicitor is waiting for, from the owner, building insurance schedule. This morning I was advised that the owner must send the insurance documents for the flat above as well. Why does my conveyancer want to check the insurance for the other flat? Is it strictly required? We have been waiting for the last fortnight…

It is not unheard of in leasehold conveyancing in Cuffley to find Conveyancing in Cuffley in a minority of cases reveals that the lease requires the tenant's to insure their individual flats rather than the landlord insuring the whole property - which is clearly better. Do clarify with your property lawyer but it would seem that your conveyancer is seeking to establish that the entire building is insured. Insuring your apartment is no help when it comes to rebuilding after a fire if the other flat cannot be reinstated due to lack of insurance.