My IFA has asked me for my Much Hadham solicitor’s panel reference for the Santander conveyancing panel. What is the best way to discover this. I have e-mailed my local Much Hadham office but they cant find it on their system.

Have you tried contacting your Much Hadham conveyancer about this?. They retain a central record lender panel numbers.

My brother and I have lately acquired a property in Much Hadham. We have since encountered a number of issues with the property which we believe were omitted in the conveyancing searches. Is there anything we can do? Can you clarify the nature of searches that needed to have been carried out for conveyancing in Much Hadham?

The question is vague as what problems have arisen and if they are relate to conveyancing in Much Hadham. Conveyancing searches and due diligence initiated during the legal transfer of property are supposed to help avoid problems. As part of the legal transfer of property, the vendor fills in a document referred to as a Seller’s Property Information Form. answers ends up being misleading, you could possibly take legal action against the owner 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 Much Hadham.

We're novice buyers - had an offer accepted, yet the selling agent informed us that the seller will only go ahead if we use the agent's recommended solicitors as they are insisting on an ‘expedited deal’. We would rather use a high street conveyancer accustomed to conveyancing in Much Hadham

It is unlikely the vendors are behind this. If they want ‘a quick sale', alienating a motivated buyer is going to damage their objectives. Try to communicate with the vendors directly and make the point that (a)you are motivated buyers (b)you are ready to progress, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)however you are going to use your preferred Much Hadham conveyancing firm - not the ones that will provide the estate agent a introducer fee or meet his conveyancing figures demanded by corporate headquarters.

My wife and I purchased a leasehold house in Much Hadham. Conveyancing and Chelsea Building Society mortgage organised. I have received a letter from someone claiming to own the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1993. The conveyancing practitioner in Much Hadham who previously acted has long since retired. Do I pay?

The first thing you should do is contact the Land Registry to be sure that the individual purporting to own the freehold is indeed the new freeholder. It is not necessary to instruct a Much Hadham conveyancing lawyer to do this as you can do this on the Land Registry website for a few pound. You should note that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I am the registered owner of a 2 bed flat in Much Hadham, conveyancing having been completed 7 years ago. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Much Hadham with over 90 years remaining are worth £196,000. The ground rent is £45 invoiced every year. The lease comes to an end on 21st October 2089

You have 64 years unexpired the likely cost is going to be between £15,200 and £17,600 plus professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first seeking the advice of a professional.

My nephew is just in the process of moving house, the home loan was agreed last week in principle. When the seller agreed the offer on the apartment we called the building society to issue the formal offer. I was shocked to learn that mortgage companies do not accept all property lawyer, they need to be on their approved list, is this legal?

Mortgage Companies ordinarily imposes restrictions either the type or the number of conveyancing solicitors on their panel. A common example of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that lenders have no responsibility for the quality of advice provided by any Much Hadham property lawyer on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Presumably not.