We are purchasing a 2 bedroom flat in Crews Hill with a mortgage. We have a Crews Hill conveyancer, however the lender says she’s not on their "panel". It seems we have no choice but to select one of the bank panel solicitors or retain our Crews Hill and pay for one of their panel lawyers to represent them. We consider that this is inequitable; are we not able to require that the mortgage company use our Crews Hill ?

Unfortunately,no. The mortgage offered to you 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. Another option that might be available is for your Crews Hill conveyancing solicitor to apply to be on the conveyancing panel.

Completed the sale of my flat in Crews Hill last June but the buyer keeps whats apping daily to moan that his solicitor needs to hear from mysolicitor. What are the post completion sale legalities following completion?

Post completion of your house sale your solicitor is committed to send the transfer documentation and all supplemental paperwork to the purchaser's conveyancer. If applicable, your solicitor must also send confirmation that the home loan has been paid off to the purchasers conveyancers. There is unlikely to be post completion procedures peculiar conveyancing in Crews Hill.

I have a decision in principle. The lender mentioned the home loan came with free conveyancing. Is the implication that I have to instruct their panel conveyancer as I would much rather appoint a Crews Hill based conveyancing firm?

Do check but the the likelihood is that give you one of their panel conveyancers if you take up the "fee-free" deal. Contact the lender and ask if they make available a cash alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case you could put that amount towards your preferred conveyancing solicitor near Crews Hill.

Taking into account that I am about to spend 450k on a property in Crews Hill I would like to have a conversation with the lawyer concerning thehome move prior to instructing the firm. Can this be arranged?

This is something that we encourage - it is our preference to talk to you we do not take any clients on without you first talking to the lawyer due to be doing your conveyancing in Crews Hill.There is no ‘factory style conveyancing’ - every client is unique person, not a matter reference. The practices that we put you in touch with believe that the fees you are quoted for your conveyancing in Crews Hill should be the figure that you end up paying.

Planning to sign contracts shortly on a studio apartment in Crews Hill. Conveyancing lawyers inform me that they are sending me a report next week. Are there areas in the report that I should be focusing on?

Your report on title for your leasehold conveyancing in Crews Hill should include some of the following:

Does the lease prevent you from renting out the flat, or having a home office for business Are you allowed to have a pet in the flat? Does the lease require carpeting throughout thus preventing wood flooring? You should have a good understanding of the building insurance provisions Details of the parties to the lease, for instance these could be the tennant, head lessor, landlord

For details of the information to be contained in your report on your leasehold property in Crews Hill please enquire of your conveyancer in ahead of your conveyancing in Crews Hill.

I purchased a studio flat in Crews Hill, conveyancing having been completed in 1995. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Crews Hill with over 90 years remaining are worth £165,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease comes to an end on 21st October 50

With only 50 years remaining on your lease we estimate the price of your lease extension to be between £36,100 and £41,800 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.