Me and my partner are planning to buy a 1 bedroom apartment in Tring with a mortgage. We would like to retain our Tring conveyancer, however the lender advise she’s not on their "panel". It appears that we have no choice but to use one of the mortgage company panel conveyancing practices or retain our Tring lawyer as well as pay for one of their panel ones to represent them. This seems very unfair; is there anything we can do?

Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Tring conveyancing solicitor to apply to be on the conveyancing panel.

The deeds to my house are lost. The lawyers who conducted the conveyancing in Tring 10 years ago have long since closed. What are my next steps?

You no longer need to hold title original deeds to establish that you are the registered proprietor of land or premises, given that the Land Registry have everything they need in a digital format.

Just had an offer accepted on a new build flat in Tring. Conveyancing is daunting 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 legal work.

Set out below is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Tring

Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Forfeiture - bankruptcy or liquidation must not apply under this provision. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.

I am looking for a leasehold apartment up to £195,000 and found one round the corner in Tring I like with open areas and railway links in the vicinity, however it only has 61 years on the lease. I can't really find anything else in Tring for this price, so just wondered if I would be making a mistake buying a lease with such few years left?

Should you require a home loan the remaining unexpired lease term may be a potential deal breaker. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least twenty four months you could ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer concerning this.

My step-father has recommend that I use his conveyancing solicitors in Tring. Do I follow his advice?

Much as we are happy to recommend a Tring conveyancing lawyer the best way to choose a conveyancing lawyer is to seek recommendations from friends or relatives who have actually experience in using the solicitor that you are are thinking of instructing.