I am need of leasehold conveyancing for a flat in a relatively new development (seven years built) in Croxley Green. Almost all the appartments are already disposed of. Is it strictly necessary to order local searches as part of conveyancing in Croxley Green?

You are opening yourself up to an unnecessary risk in refusing to carrying out Croxley Green conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal necessity to have them, but we would seriously advise in the strongest possible terms that you have them. Where accelerating the process and expenses are top of your issues you should discuss with your lawyer about the options such as lack of search insurance available to you

My husband and I are hoping to buy a newly converted flat in Croxley Green with a residential mortgage from Barclays Direct.We would like to retain our Croxley Green conveyancing practitioner but Barclays Direct informed us her practice is not listed on their approved list of firms. we are left little option but to use a Barclays Direct panel firm or retain our preferred solicitor and fork out for a Barclays Direct panel lawyer to represent them. We feel as though this is unjust; Can we not simply insist that Barclays Direct use our lawyer?

No, not really. The mortgage issued to you contains terms and conditions, a common one being that conveyancers must be on the Barclays Direct solicitor panel. Until recently, most banks had large numbers of law firms on their panels: a borrower could find 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. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Barclays Direct

I have todaybeen informed that Stirling Law have been shut down. They conducted my conveyancing in Croxley Green for a purchase of a leasehold flat 9 months ago. How can I be sure that my home is in my name in the name of the previous owner?

The quickest method to see if the property is registered to you, you can carry out 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 Croxley Green conveyancing specialists.

I'm purchasing a new build house in Croxley Green benefiting from help to buy. The sellers would not reduce the price so I negotiated £7000 of additionals instead. The house builders rep suggested that I not reveal to my solicitor about the side-deal as it will adversely affect my loan with TSB. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder 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.

My lawyers in Croxley Green have advised me that they can not locate my conveyancing file. To assist with my purchase I took out a mortgage with the lender. Is it case that being on the bank conveyancing panel they need to have retained the file for a number of years?

It very much depends from lender to lender but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the lender Conveyancing Panel Terms. It might be worth you contacting the bank directly.