Me and my fiance are purchasing a 3 bedroom apartment in Nailsea with a mortgage. We would like to retain our Nailsea solicitor, but the bank says he's not on their "panel". We have to appoint one of the mortgage company panel conveyancing practices or continue with our Nailsea property lawyer as well as pay for one of their panel lawyers to act for them. This feels very unfair; can we not insist that the lender use our Nailsea solicitor ?

No, not really. The mortgage offered to you 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. Another option that might be available is for your Nailsea conveyancing lawyer to apply to be on the conveyancing panel.

How can we know in advance if a Nailsea conveyancing solicitor on the Aldermore panel is any good?

When it comes to conveyancing in Nailsea getting recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the solicitor carrying out your conveyancing.

I am expecting a AIP from UBS this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do UBS recommend any Nailsea solicitors on the UBS conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Nailsea solicitors independently although you'll need to choose one on the UBS conveyancing panel. The solicitor represents both you and UBS through the process.

I have today made my last payment due on my mortgage with Principality. I assume I don't need a Nailsea conveyancer on the Principality panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Principality mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Principality mortgage from the register. Principality, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Principality has sent the Land Registry the discharge electronically, and
3. Principality has instructed the Land Registry to do so

How does the Landlord & Tenant Act 1954 impact my commercial offices in Nailsea and how can your lawyers assist?

The particular law that you refer to affords protection to commercial lessees, granting the a statutory right to apply to court for a continuation of occupancy when the lease comes to an end. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Nailsea is one of the many areas of the UK in which the firms we work with are located

My uncle has suggested that I use his conveyancing solicitors in Nailsea. Should I use them?

There are no two ways about it it’s preferable to select a conveyancing lawyer is to get referrals from friends or family who have actually used the firm that you are are thinking of instructing.

I want to rent out my leasehold apartment in Nailsea. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for permission?

A lease dictates the relationship between the freeholder and you the leaseholder; in particular, it will say if subletting is banned, or permitted but only subject to certain caveats. The accepted inference is that if the lease contains no expres ban or restriction, subletting is allowed. The majority of leases in Nailsea do not contain an absolute prevention of subletting – such a clause would undoubtedly devalue the property. In most cases there is simply a requirement that the owner notifies the freeholder, possibly supplying a duplicate of the tenancy agreement.

I inherited a garden flat in Nailsea, conveyancing was carried out January 1995. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Nailsea with a long lease are worth £192,000. The ground rent is £55 invoiced annually. The lease ceases on 21st October 2079

With 54 years remaining on your lease we estimate the premium for your lease extension to span between £32,300 and £37,400 plus costs.

The figure above a general guide to costs for extending a lease, but we are not able to advice on the actual costs in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.