It is a dozen years since I purchased my property in Radlett. Conveyancing solicitors have just been retained on the sale but I am unable to track down my deeds. Is this a major issue?

Don’t worry too much. Firstly there is a chance that the deeds will be retained by your lender or they could be in the possession of the solicitor who oversaw your purchase. Secondly in all probability the land will be registered at the land registry and you will be able to prove you own the property by your conveyancing lawyers acquiring current official copies of the land registers. Nearly all conveyancing in Radlett involves registered property but in the rare situation where your property is unregistered it adds to the complexity but is resolvable.

A friend pointed out to me me that in buying a property in Radlett there may be a number of restrictions affecting the ability to carry out external alterations to a property. Is this right?

We are aware of anumerous of properties in Radlett which have some sort of restriction or requirement of consent to execute external variations. 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.

The mortgage over my property is with for my property in Radlett. Conveyancing was finalised 12 months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform ?

You must advise before letting out your property as this is likely to be a breach of ’s mortgage conditions. It may be that will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact directly. It should not be necessary to do this via a conveyancing panel firm.

I was told two weeks ago that my mortgage has been agreed to by . Is it usual for to only issue the offer once my solicitor in Radlett is approved on their conveyancing panel? have asked my solicitor to see a copy of their PI Insurance.

A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for to deal with your lawyer's application to be on the conveyancing panel. There's no guarantee that your solicitor will be accepted.

I have been on the look out for a ground for flat up to £245,000 and found one round the corner in Radlett I like with a park and transport links in the vicinity, however it only has 49 years on the lease. There is not much else in Radlett in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?

Should you need a mortgage the remaining unexpired lease term will be a potential deal breaker. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of twenty four months you can request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this.

I need to instruct a conveyancing solicitor for residential conveyancing in Radlett. I've chance upon a site which seems to have the ideal offering If there is a chance to get all formalities done via web that would be preferable. Should I be wary? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I am the registered owner of a studio flat in Radlett, conveyancing having been completed in 1995. Can you work out an approximate cost of a lease extension? Similar properties in Radlett with over 90 years remaining are worth £165,000. The average or mid-range amount of ground rent is £45 yearly. The lease ends on 21st October 50

You have 50 years unexpired the likely cost is going to span between £36,100 and £41,800 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more comprehensive due diligence. Do not use this information in tribunal or court proceedings. There may be additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.