Am I correct in assuming that the fact that my solicitor in Borehamwood and Elstree is not on my mortgage company's conveyancing panel that there is a problem with the quality of the firm’s conveyancing?

It would not be wise to jump to that conclusion. There are plenty of plausible explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Borehamwood and Elstree conveyancing firm and ask them why they are no longer on the approved list for your lender.

My partner and I swapping mortgage lender for our penthouse in Borehamwood and Elstree with Skipton. We have a son approaching twenty who lives at home. Our solicitor requested us to identify any adults other than ourselves who reside at the property. The solicitor has now sent a form for our son to sign, giving up any rights in the event that the flat is repossessed. I have a couple of concerns (1) Is this document specific to the Skipton conveyancing panel as he did not need to sign this form when we bought 4 years ago (2) Does our son by signing this giving up his rights to inherit the property?

On the face of it your lawyer has done nothing wrong as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Skipton. This is solely used to protect Skipton if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Skipton had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.

I am buying a new build flat in Borehamwood and Elstree. 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 selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Borehamwood and Elstree

If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.

Hoping to buy a property located in Borehamwood and Elstree and I am already nervous. I couldn't find anything specific about Borehamwood and Elstree. Conveyancing will be needed in due course but do you know about the Borehamwood and Elstree area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at Borehamwood and Elstree. In the meantime here are some basic statistics that we found

My conveyancing in Borehamwood and Elstree is completing on Friday, however the person I am purchasing off wishes to vacate 24 hours later at at 2pm. Do I accept this?

If you are having a mortgage then your property lawyer will demand that the premises arevacant on Friday - the lender will require it.