I am progressing with the sale of my apartment in Shenfield and the EA has just e-mailed to advise that the purchasers are appointing a new conveyancer. I am told that this is due to the fact that the mortgage company will only engage with solicitors on their conveyancing panel. On what basis would a major mortgage company only deal with specific lawyers rather the firm that they want to appoint to handle their conveyancing in Shenfield ?

Mortgage companies have always had panels of law firms they are content to work with, but in the past few years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.

Lenders point to the increase in fraud by way of justification for the pruning – criteria have been narrowed as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are unlikely to have any impact on this.

We are selling our house in Shenfield and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. A local conveyancer would know that there is no such problem. For the life of me I don't know why the buyers are using a factory type conveyancing firm as opposed to a conveyancing solicitor in Shenfield. Having lived in Shenfield for 4 years we know of no issue. Do we get in touch with our local Authority to seek confirmation that there is no issue.

It sounds as though you may have a conveyancing firm currently acting for you. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)

Am I right to be suspicious by estate agents that I am dealing with are suggesting an online conveyancing firm rather than a High Street Shenfield conveyancing company?

As with many professional services, often recommendations from family and friends can be most helpful. Yet there are many people with a vested interest in a conveyancing transaction; estate agents, mortgage brokers and mortgage companies might all suggest solicitors to instruct. Sometimes the solicitors might be known to one of the organisations as one of the best in their field, but occasionally there is an underlying commercial relationship behind the endorsement. You are at liberty to appoint your preferred lawyer. You need to be aware that many banks have an approved list of law firms you have to use for the mortgage aspect of your conveyancing.

I am attracted to a two apartments in Shenfield both have in the region of fifty years remaining on the lease term. Should I regard a short lease as a deal breaker?

There are plenty of short leases in Shenfield. The lease is a right to use the property for a period of time. As the lease gets shorter the value of the lease deteriorates and it becomes more expensive to extend the lease. This is why it is often a good idea to increase the term of the lease. Sometimes it is difficulties arise selling premises with a short lease because mortgage companies may be reluctant to lend money on such properties. Lease extension can be a protracted process. We advise that you get professional assistance from a solicitor and surveyor with experience in this field.

I am the registered owner of a garden flat in Shenfield, conveyancing having been completed in 2005. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Shenfield with an extended lease are worth £202,000. The ground rent is £60 per annum. The lease ends on 21st October 2082

With just 57 years unexpired the likely cost is going to span between £28,500 and £33,000 as well as costs.

The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. 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. Please do not take any other action based on this information before getting professional advice.

Would local authority consent be needed to split a single dwelling into two appartments in Shenfield? This has taken place to a property adjacent to a friend in Shenfield and was not aware of it happening until after the works were finished.

Planning Permission yes. Building Reg Approval yes.