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How about a local computer shop? They might not be able to run a new cable underground (if that is what is needed) but they should be able to diagnose what the issue is fairly easily (if they can get 100mbps internal from the same port then it's either the cable run or the router in the garden office)
If you can...try it without WPA mixed mode on and see what happens. I think that can sometimes force the router into 802.11g mode which limits out at 54Mbps apparently. Depends on your gear though.
802.11n can operate on either the 5 GHz frequency at a theoretical maximum speed of 300 Mbps or on the 2.4 GHz frequency in "mixed mode" which will support systems only capable of using 802.11b or 802.11g, but it will slow the entire network down to the maximum speed of the earliest standard connected.
IEEE 802.11a: In terms of speed, the 802.11a standard was far ahead of the original 802.11 standards. 802.11a specified speeds of up to 54Mbps in the 5GHz band, but most commonly, communication takes place at 6Mbps, 12Mbps, or 24Mbps.
In my experience when you see these speeds sitting right under 10mb its because you are using a device, router, network card, cable that is limited to 10mb and not a full gigabit performer... I bet you never see even 11mb if im right. Try a different router and device if you can...
There’s a company called cortecit.co.uk based just down the road in Wilmington. If you’re still stuck they should be able to resolve the issue. Let me know and I can give them a shout.