We are purchasing a 1 bedroom flat in Wilton with a mortgage. We have a Wilton solicitor, however the lender advise she’s not on their "panel". It seems we have little option but to select one of the lender panel conveyancing practices or keep our Wilton and pay for one of their panel lawyers to act for them. This feels very unfair; is there anything we can do?

No, not really. 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. Another option that might be available is for your Wilton conveyancing solicitor to apply to be on the conveyancing panel.

At what point will exchange of contracts happen for purchase conveyancing in Wilton and am I required to attend the lawyers branch?

Where you are round the corner to one of the conveyancing solicitors in Wilton you are welcome to attend to sign documents. That being said, the firms we recommend supply a national conveyancing service and give as equally detailed and professional a job for you when communicating with you digitally. The executing of the sale agreement is not the point of no return. A signed contract simply enables the conveyancer to officially exchange at the appropriate time, which will usually be very shortly after signing. The exchange process is is usually a five minute process, although where a lengthy "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Wilton)to be in the office at the appropriate time.

Me and my brother own a semi-detached Edwardian property in Wilton. Conveyancing solicitor represented me and . I did a free Land Registry search last week and there are two entries: one for freehold, the second leasehold with the exact same address. I thought I was buying a freehold how can I check?

You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Wilton and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the situation with your conveyancing practitioner who conducted the conveyancing.

I am buying a new build flat in Wilton. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Wilton

If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please confirm the Lease plans are surveyor prepared.

I have been on the look out for a leasehold apartment up to £235,500 and identified one close by in Wilton I like with a park and station in the vicinity, however it's only got 51 remaining years left on the lease. There is not much else in Wilton in this price bracket, so just wondered if I would be making a mistake buying a short lease?

Should you require a home loan the remaining unexpired lease term will be an issue. Discount the price by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least twenty four months you can request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing solicitor about this matter.