My wife and I are hoping to purchase a 3 bedroom apartment in Ruxley with a mortgage. We wish to retain our Ruxley lawyer, however the mortgage company advise she’s not on their "panel". It seems we have little choice but to appoint one of the mortgage company panel conveyancing practices or continue with our Ruxley lawyer as well as pay for one of their panel ones to act for them. This feels very unfair; is there anything we can do?

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 Ruxley conveyancing solicitor to apply to be on the conveyancing panel.

I opted to have a survey done on a house in Ruxley before instructing conveyancers. I have been told that there is a flying freehold aspect to the house. Our surveyor advised that some mortgage companies will not give a loan on a flying freehold premises.

It depends who your proposed lender is. Lloyds has different requirements from Nationwide. If you e-mail us we can investigate further via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Ruxley. Conveyancing may be slightly more expensive based on your lender's requirements.

Hoping to buy a property located in Ruxley and I am already nervous. I couldn't find anything specific about Ruxley. Conveyancing will be needed in due course but do you know about the Ruxley area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at Ruxley. In the meantime here are some basic statistics that we found

Can you offer any advice when it comes to finding a Ruxley conveyancing firm to carry out our lease extension conveyancing?

When appointing a property lawyer for lease extension works (regardless if they are a Ruxley conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of work. We recommend that you make enquires with two or three firms including non Ruxley conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be helpful:

If they are not ALEP accredited then why not? How familiar is the firm with lease extension legislation?

I have had difficulty in trying to purchase the freehold in Ruxley. Can this matter be resolved via the Leasehold Valuation Tribunal?

in cases where there is a absentee landlord or if 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 make a decision on the price.

An example of a Lease Extension case for a Ruxley flat is 103a Footscray Road in January 2014. The tribunal determines that the premium payable for the extended lease should be £34,500 according to the expert witness valuation calculation This case was in relation to 1 flat.

I'm selling a house in Ruxley. I have found my conveyancer's company on the CLC list, but I can't locate my conveyancer's name as listed on the regulator's website. Should I be concerned?

Not every individual in the company must be listed by the regulator. Provided there is a manager qualified to 'oversee' the work, the actual day-to-day activity can be conducted by unqualified staff.