I am progressing with the sale of my house in Kings Langley and the EA has just e-mailed to advise that the purchasers are appointing a new conveyancer. The excuse is that the mortgage company will only deal with property lawyers on their approved list. On what basis would a major lender only work with certain solicitors rather the firm that they want to choose to handle their conveyancing in Kings Langley ?

Mortgage companies have always had panels of law firms that can act for them, but in the past few years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for over 25 years.

Mortgage companies justify this action to a rise in fraud by way of justification for the reduction – criteria have been stiffened as a smaller panel is easier to keep an eye on. Banks tend not to reveal 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. Some 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. The buyers are unlikely to have any sway in the decision.

I am helping my niece sell her flat in Kings Langley. Does the solicitor arrange an energy assessment or do I organise this?

Following the demise of Home Information Packs, energy performance certificates was left as a required element of selling a house. An EPC should be to hand prior to the property being put on the market. It is not as aspect of the sale process that law firms normally arrange. Where you are using a Kings Langley conveyancing practitioner they might be willing to arrange energy performance certificates given their relationships with long established local providers

Is it the case that all Kings Langley conveyancing solicitors on the Skipton conveyancing panel are regulated by the Solicitors Regulatory Authority?

As solicitors, in order to be on the Skipton approved list of solicitors they would need to be regulated by the SRA. Many banks do permit licenced conveyancers on their panel in which case such practice would be regulated by the Council of Licensed Conveyancers.

I had a mortgage agreed in principle with Nottingham. Kings Langley conveyancing solicitors are instructed. What is the average time that one could expect to receive a mortgage offer from Nottingham?

There is no definitive answer here. Have Nottingham done the survey? Have you informed Nottingham as to your lawyers' details and checked that your lawyers are on the Nottingham conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I moved into my apartment on 5 November and my personal details is not yet on the land registry website. Need I be worried? My conveyancing solicitor in Kings Langley said it would be recorded in a couple of weeks. Are titles in Kings Langley uniquely lengthy to register?

There is nothing unique about conveyancing in Kings Langley registration formalities. Rather than based on location, timeframes can adjust depending on who lodges the application, whether it is in order and whether the Land registry have to notify any interested persons or bodies. As of today approximately 80% of submission are completed in less than three weeks but occasionally there can be longer delays. Historically registration is effected once the new owner is living at the premises therefore 'speed' is not usually an essential issue but where it is urgent that the the registration takes place urgently then you or your lawyers must contact the land registry and explain the circumstances.

I am buying a new build apartment in Kings Langley. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Kings Langley

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? There must be mutual enforceability of lessee’s covenants. Please confirm the Lease plans are architect prepared. 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. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.

I've recently found out that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a simple, no chain conveyancing. Kings Langley is where the house is located. Can you offer any opinion?

Flying freeholds in Kings Langley are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Kings Langley you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Kings Langley may decide 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 premises.