My fiance and I are purchasing a 3 bedroom apartment in Highams Park with a loan from HSBC Bank.We like our Highams Park conveyancing solicitor but HSBC Bank says her practice is not listed on their approved list of member firms. It seems we are left with no choice but to instruct a HSBC Bank panel lawyer or keep our preferred solicitor and fork out for one of their panel ones to act for them. We feel as though this is unjust; is there anything we can do?

No, not really. The loan offered to you contains various provisions, one of which will be that lawyers needs to be on the HSBC Bank approved list. Until recently, most mortgage companies had large numbers of solicitors 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 solicitors to apply to be on the conveyancing panel for HSBC Bank

My colleague suggested that where I am buying in Highams Park I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

This is a search is usually included in the estimate for your Highams Park conveyancing searches. It is a large document of about 40 pages, listing and detailing significant information about Highams Park around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Highams Park Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Highams Park Education with plans and statistics, Local Amenities and other useful information concerning Highams Park.

How simple is it to switch conveyancer as I need to select a firm on the Lloyds TSB Bank conveyancing list. I hired a local conveyancing solicitor in Highams Park round the corner but she is not accepted by Lloyds TSB Bank

It would be our pleasure to assist you find a conveyancing solicitor in Highams Park on the Lloyds TSB Bank panel. Please note that the property lawyers that we work with do not pay us fee if you instruct them and are regulated by the SRA who oversee all conveyancing solicitors in Highams Park. In making use of the find a conveyancing solicitor tool on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Highams Park.

I have been sourcing a conveyancing solicitor in Highams Park for my house move. Is it possible to check a solicitor's complaints history with the legal regulator?

You can review documented Solicitor Regulator Association (SRA) determinations stemming from inquisitions started on or after 1 January 2008. Visit Check a solicitor's record. For details about the period before 1 January 2008, or to check a firm's history, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, dial +44 (0)121 329 6800. The SRA may monitor telephone calls for training reasons.

Expecting to exchange soon on a basement flat in Highams Park. Conveyancing lawyers assured me that they report fully next week. Are there areas in the report that I should be focusing on?

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

The length of the lease term. You should be advised as what happens when the lease ends, and informed of the importance of the 80 year mark Does the lease require carpeting throughout thus preventing wood flooring? Are pets allowed in the flat? Does the lease prevent you from renting out the property, or having a home office for business What remedies are open the freeholder should you are in breach of your lease terms?

I have attempted and failed to negotiate with my landlord to extend my lease without getting anywhere. Can a leaseholder apply to the Leasehold Valuation Tribunal? Can you recommend a Highams Park conveyancing firm to represent me?

Where there is a missing freeholder or where there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the First-tier Tribunal (Property Chamber) to calculate the sum to be paid.

An example of a Freehold Enfranchisement case for a Highams Park premises is 48 Greenleaf Road in December 2009. the lessees sought to exercise their right to purchase the freehold from the landlord by way of collective enfranchisement in accordance with the Leasehold Reform Housing and Urban Development Act 1993.The landlord could not be found.A vesting order was granted from the Bow County Court on 10 September 2007 (Claim No: 8BO04141). The Tribunal held that the premium to be paid was £3,850 This case related to 2 flats. The unexpired residue of the current lease was 104 years.