I am buying a ground floor flat in Hertfordshire. My lawyer has never been on on the mortgage company approved list. Is it possible for me to continue with my Hertfordshire conveyancing solicitor even though they are excluded from the lender panel?

You have a number of alternatives available to you here

• Carry on with your chosen Hertfordshire conveyancer but your lender will need to use a conveyancer on their approved list. This will result in additional fees and probable interruption.
• Appoint a new property lawyer to act in the purchase, ensuring that they are on the mortgage company conveyancing panel.
• Convince your conveyancing practitioner to do everything within their powers to get accepted on the bank’s conveyancing panel

Can the conveyancing solicitors identified via your search tool execute conveyancing in Hertfordshire by way of an attended exchange?

We do have a number of conveyancing specialists carrying out personalised exchanges. You should contact us to receive a fee calculation and details as to dates.

We are expecting a mortgage offer soon. The bank mentioned the home loan came with free conveyancing. Does this mean I have to appoint their panel solicitor as I would prefer to appoint a local conveyancing solicitor in Hertfordshire?

You should check but the chances are that give you one of their panel solicitors where you want the "fee-free" offer. Speak to the bank to explore if they make available a cash alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case that money can go towards your preferred conveyancing solicitor near Hertfordshire.

It has been five months following my purchase conveyancing in Hertfordshire concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

Taking into account that I am about to spend £400,000 on a property in Hertfordshire I would like to talk to a solicitor concerning thetransaction in advance of appointing the firm. Can this be arranged?

We could not agree more - it is our preference to talk to you we do not take any clients on without you speaking to the solicitor due to be conducting your property ownership legalities in Hertfordshire.There is no ‘factory style conveyancing’ - each client is an important individual, not a file number. The practices that we put you in touch with believe that the fees you are provided with for residential conveyancing in Hertfordshire should be the amount on the final invoice that you end up paying.