My mortgage broker says he needs my Radlett law firm’s panel member for the Santander conveyancing panel. Can you suggest how I discover this. I have e-mailed my local Radlett branch but they have not got back to me yet.

You are best placed to get this information from your Radlett conveyancer . They maintain a central record lender panel numbers.

My uncle advised me that in purchasing a property in Radlett there could be a number of restrictions preventing external changes to a property. Is this right?

We are aware of a number of properties in Radlett which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Radlett should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

My solicitor has informed me that missing deeds insurance is needed on my purchase. What is the level of cover for Radlett conveyancing?

The appropriate level of missing deeds indemnity insurance should be dictated by who who your lender is. It would differ for example between National Westminster Bank and Chelsea Building Society. Conveyancing solicitors as opposed to borrowers take out such insurances.

I have decided to exercise my right to buy my property in Radlett off the council. I have a mortgage agreed with UBS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with UBS, you will need to appoint a solicitor on the UBS conveyancing panel.

I have recentlybeen informed that Wolstenholmes have closed. They conducted my conveyancing in Radlett for a purchase of a leasehold flat 9 months ago. How can I be sure that my home is registered correctly in the name of the previous owner?

The easiest way to check if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Radlett conveyancing specialists.

I'm buying my first flat in Radlett with the aid of help to buy. The sellers would not budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent suggested that I not to tell my conveyancer about this deal as it would impact my loan with the bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer 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 on look out for some leasehold conveyancing in Radlett. Before I set the wheels in motion I require certainty as to the number of years remaining on the lease.

If the lease is registered - and 99.9% are in Radlett - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Following months of dialogue we simply can't agree with our landlord on how much the lease extension should cost for our flat in Radlett. Can we issue an application to the Residential Property Tribunal Service?

Absolutely. We are happy to put you in touch with a Radlett conveyancing firm who can help.

An example of a Freehold Enfranchisement case for a Radlett premises is 42 Churchill Road in March 2013. The Tribunal determined that the price payable in respect of the acquisition of the freehold of the property as required under the terms of the Court Order dated 21 December 2012, is£26,958 This case was in relation to 1 flat.