Me and my fiance are hoping to purchase a 2 bedroom apartment in Edgwarebury with a mortgage. We have a Edgwarebury conveyancer, however the bank advise she’s not on their "panel". We have to appoint one of the lender panel firms or keep our Edgwarebury and pay for one of their panel ones to represent them. This seems 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 lender’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 Edgwarebury conveyancing solicitor to apply to be on the conveyancing panel.

My husband and I are buying a 2 bedroom flat in Edgwarebury with a homeloan from .We have a Edgwarebury conveyancing practitioner but advised that her practice is not listed on their "panel". It seems we are left with little choice but to instruct a panel firm or keep our local solicitor and pay for one of their panel ones to act for them. We feel as though this is unjust; Can we not simply insist that use our lawyer?

No, not really. The loan issued to you is subject to its terms and conditions, a common one being that lawyers will be on the solicitor panel. in the past, 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 solicitors to apply to be on the conveyancing panel for

We are purchasing a house and the conveyancer has identified Chancel Repair to which the property may be obligated to contribute to as it falls into the area of such a church. She has suggested insurance. Is this really required for conveyancing in Edgwarebury

Unless a previous acquisition of the house completed post 12 October 2013 you may take it that solicitors delivering conveyancing in Edgwarebury to remain encouraging a chancel search and or insurance against a claim.

I have todaybecome aware that Wolstenholmes have closed. They carried out my conveyancing in Edgwarebury for a purchase of a freehold house 9 months ago. How can I check that my home is not still registered in the name of the previous owner?

The quickest method to see if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Edgwarebury conveyancing specialists.

I own a leasehold house in Edgwarebury. Conveyancing and mortgage went though with no issue. I have received a letter from someone claiming to own the freehold. Attached was a demand for arrears of ground rent dating back to 1993. The conveyancing solicitor in Edgwarebury who acted for me is not around. Any advice?

First make enquiries of the Land Registry to make sure that this person is in fact the registered owner of the freehold reversion. It is not necessary to incur the fees of a Edgwarebury conveyancing solicitor to do this as it can be done on-line for a few pound. Rest assured that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I am the registered owner of a 1 bedroom flat in Edgwarebury, conveyancing formalities finalised half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Edgwarebury with a long lease are worth £165,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease finishes on 21st October 50

With only 50 years left to run we estimate the premium for your lease extension to be between £36,100 and £41,800 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs without more comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.