Me and my partner are buying a 2 bedroom apartment in Grays with a mortgage. We like our Grays solicitor, but the mortgage company says she’s not on their "panel". We have to appoint one of the mortgage company panel firms or continue with our Grays lawyer and pay for one of their panel firms to act for them. This seems very unfair; is there anything we can do?

Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’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 Grays conveyancing solicitor to apply to be on the conveyancing panel.

We are purchasing a flat in Grays. I might seem paranoid but how we can trust a conveyancer? At some point we have to deposit our life savings into their account. What protection do we have from them run away with our money?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

If you had a top tip for choosing a conveyancing solicitor in Grays what would it be?

Do not opt for the lowest Grays conveyancing quote. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.

I happen to be the sole recipient of my late grandmother’s estate and I have everything in my name alone, including the my former home in Grays. The Grays property was put into my name in June. I now wish to sell up. I do know about the Mortgage Lenders 6 month 'rule', which means that my proprietorship may be considered the same way as though I had purchased the property in June. Do I have to wait 6 months to sell?

The Council of Mortgage Lenders’ handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be caught by that. Most banks would take a sensible view as this clause chiefly exists to identify subsales or the flipping of property.

Yesterday I discovered that there is a flying freehold element on a house I have offered on last month in what was supposed to be a quick, chain free conveyancing. Grays is where the house is located. What do you suggest?

Flying freeholds in Grays are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Grays you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Grays may decide 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 am a sole trader looking to lease a unit on a shopping parade. Can you recommend lawyers offering competitive fees for commercial conveyancing in Grays for less than £2000?

We are happy to recommend firms who have specialist knowledge of commercial conveyancing in Grays, including the disposal and purchase of businesses as well as simply property. If you are hoping to acquire or lease a shop, pub, restaurant, office, retail unit or a complete business we can put you in touch with the right lawyer. Regarding the fees these will vary based on the structure and complexity of the deal. Let us have your details or phone so as to enable us to provide you with comprehensive commercial conveyancing quote.

Can you provide any top tips for leasehold conveyancing in Grays from the point of view of expediting the sale process?

• A significant proportion of the delay in leasehold conveyancing in Grays can be bypassed where you get in touch lawyers the minute your agents start marketing the property and request that they start to collate the leasehold documentation which will be required by the buyers’ solicitors.
Many landlords or managing agents in Grays levy fees for supplying management packs for a leasehold property. You or your lawyers should find out the fee that they propose to charge. The management information can be applied for on or before finding a buyer, thus reducing delays. The typical amount of time it takes to receive management information is three weeks. It is the most common reason for frustration in leasehold conveyancing in Grays. If you hold a share in a the Management Company, you should make sure that you have the original share document. Organising a replacement share certificate can be a lengthy formality and slows down many a Grays home move. Where a reissued share certificate is necessary, you should approach the company officers or managing agents (where applicable) for this at the earliest opportunity. If you have carried out any alterations to the residence would they have required Landlord’s approval? In particular have you laid down wooden flooring? Most leases in Grays state that internal structural alterations or laying down wooden flooring necessitate a licence issued by the Landlord acquiescing to such works. If you dont have the consents in place do not communicate with the landlord without contacting your solicitor first. You may think that you are aware of the number of years remaining on your lease but it would be advisable verify this via your lawyers. A buyer’s conveyancer will be unlikely to recommend their client to where the remaining number of years is less than 75 years. It is therefore important at an as soon as possible that you identify whether the lease requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale.

I have attempted and failed to negotiate with my landlord for a lease extension without any joy. Can one apply to the Leasehold Valuation Tribunal? Can you recommend a Grays conveyancing firm to represent me?

Most definitely. We can put you in touch with a Grays conveyancing firm who can help.

An example of a Lease Extension matter before the tribunal for a Grays flat is Various @ Colombus Square in January 2012. the Tribunal calculated the premiums to be paid for new leases for each of the flats in Mariners Walk to be £3822 and the premium to be paid for the new lease of 2 Knights Court to be £4439. This case was in relation to 13 flats. The unexpired residue of the current lease was 76 years.