Me and my fiance are buying a 3 bedroom apartment in Maida Hill with a mortgage. We have a Maida Hill conveyancer, however the mortgage company says he's not on their "panel". It seems we have no option but to select one of the bank panel conveyancing practices or retain our Maida Hill as well as pay for one of their panel lawyers to act for them. We regard this is unjust; 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. A further alternative is for your Maida Hill conveyancing lawyer to apply to be on the conveyancing panel.

Are the Maida Hill conveyancing solicitors identified as being on the conveyancing panel, together with their details provided by ?

Maida Hill conveyancing firms themselves provide us confirmation that they are on the conveyancing panel as opposed to being supplied with a list from directly.

Have just purchased a repossessed house at auction in Maida Hill. Conveyancing is required. What is next?

Having to all intents and purposes signed on the dotted line you now have to hire the services of a conveyancing solicitor soon as you now have a tight deadline in which to complete the deal. Every auction property will have a bespoke auction set of papers. This should include the copy title deeds, local authority and drainage searches. In the case of leasehold property the auction pack may include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation relating to leasehold premises. You must give this to your appointed conveyancing solicitor as soon as possible. You also need to ensure that you have funds in place to complete on the date specified in the contract.

I'm the only recipient of my late mum's will with all property in now in my sole name, including the house in Maida Hill. The Maida Hill property was put into my name in . I want to move. I understand that there is a CML six month 'rule', meaning my proprietorship will be considered the same way as if I'd bought the house in . Is the property unsalable for six months?

The CML handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be impacted by that. many mortgage companies would take a sensible view as this requirement is primarily there to capture subsales or the wholesaling and assigning of properties.

I am expecting a OIP from this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do recommend any Maida Hill solicitors on the conveyancing panel, or is it better to find our own lawyer?

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

Yesterday I discovered that there is a flying freehold element on a property I have offered on last month in what was supposed to be a simple, no chain conveyancing. Maida Hill is where the house is located. Can you shed any light on this issue?

Flying freeholds in Maida Hill are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Maida Hill you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Maida Hill may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

I would like to let out my leasehold flat in Maida Hill. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for their consent?

The lease dictates relations between the freeholder and you the flat owner; in particular, it will say if subletting is prohibited, or permitted but only subject to certain caveats. The rule is that if the lease contains no expres ban or restriction, subletting is allowed. The majority of leases in Maida Hill do not contain an absolute prevention of subletting – such a provision would undoubtedly devalue the property. In most cases there is a basic requirement that the owner notifies the freeholder, possibly sending a copy of the sublease.

I bought a basement flat in Maida Hill, conveyancing formalities finalised in 1995. How much will my lease extension cost? Comparable properties in Maida Hill with an extended lease are worth £165,000. The ground rent is £45 invoiced annually. The lease runs out on 21st October 50

With only 50 years remaining on your lease the likely cost is going to span between £36,100 and £41,800 plus legals.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.