We are intending to buy a 3 bedroom apartment in Cambridge Heath with a mortgage. We have a Cambridge Heath conveyancer, however the lender says she’s not on their "panel". It seems we have little choice but to appoint one of the lender panel firms or continue with our Cambridge Heath and pay for one of their panel lawyers to represent them. This seems very unfair; is there anything we can do?

No, not really. 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 Cambridge Heath conveyancing lawyer to apply to be on the conveyancing panel.

We note that you have a post code search directory identifying law firms on the conveyancing panel. Do firms pay you a referral fee if I retain them for our conveyancing in Cambridge Heath?

We are a listing service only for law firms wishing to communicate if they are on the conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Cambridge Heath.

Have completed on a a terraced house in Cambridge Heath , how long will it take for the Land Registry to register the transfer to my name? My Cambridge Heath conveyancing solicitor has been painfully slow, so I want to be sure the registration is concluded.

There is nothing unique about conveyancing in Cambridge Heath registration formalities. Rather than based on location, timeframes can adjust depending on the party submitting the application, whether there are errors and if the Land registry have to notify any third persons or bodies. As of today in the region of three quarters of submission are completed within two weeks but occasionally there can be protracted delays. Registration occurs after the new owner is living at the property so 'speed' is not typically an essential issue but where it is urgent that the the registration takes place urgently then you or your lawyers should contact the land registry and explain the circumstances.

Yesterday I discovered that there is a flying freehold issue on a house I have offered on last month in what should have been a simple, chain free conveyancing. Cambridge Heath is where the house is located. Is there any guidance you can give?

Flying freeholds in Cambridge Heath are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Cambridge Heath you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Cambridge Heath may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

I own a basement flat in Cambridge Heath, conveyancing formalities finalised 1995. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in Cambridge Heath with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease ends on 21st October 50

With just 50 years unexpired the likely cost is going to range between £36,100 and £41,800 plus legals.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.