Me and my partner are buying a 2 bedroom apartment in Stamford Bridge with a mortgage. We have a Stamford Bridge solicitor, but the bank says she’s not on their "panel". It seems we have no choice but to use one of the mortgage company panel firms or keep our Stamford Bridge as well as pay for one of their panel firms to act for them. We consider that 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. Another option that might be available is for your Stamford Bridge conveyancing lawyer to apply to be on the conveyancing panel.

Last we completed a house move in Stamford Bridge. We have noticed several issues with the property which we believe were omitted in the conveyancing searches. Is there anything we can do? What searches should? have been ordered for conveyancing in Stamford Bridge?

The query is not clear as what problems have arisen and if they are specific to conveyancing in Stamford Bridge. Conveyancing searches and due diligence undertaken during the buying process are supposed to help avoid problems. As part of the legal transfer of property, a property owner answers a form called a Seller’s Property Information Form. If the information proves to be incorrect, then you may have a claim against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Stamford Bridge.

I have a decision in principle. The bank mentioned the mortgage came with free conveyancing. Is the implication that I have to use their panel solicitor as I would prefer to instruct a specialised conveyancing solicitor in Stamford Bridge?

Do check but the chances are that appoint one of their panel conveyancers if you want the "fee-free" offer. Call the lender to check if they offer you a cash alternative. In the past a few mortgage companies offered a £250 cashback as an alternative in which case you could put that amount towards the cost for your conveyancing solicitor near Stamford Bridge.

I need some quick conveyancing in Stamford Bridge as I have a deadline to sign on the dotted line inside one month. Fortunately I do not require a mortgage. Can I escape the need for conveyancing searches to save fees and time?

If.Given you are not obtaining a home loan you have the choice not to do searches although no conveyancer would recommend that you don't. With lots of history conveyancing in Stamford Bridge the following are instances of issues that can show up and therefore affect the marketability of the property: Refused Planning Applications, Outstanding Fees, Overdue Grants, Railway Schemes,...

I bought a studio flat in Stamford Bridge, conveyancing was carried out 1995. Can you work out an approximate cost of a lease extension? Similar flats in Stamford Bridge with a long lease are worth £165,000. The average or mid-range amount of ground rent is £45 per annum. The lease runs out on 21st October 50

You have 50 years left to run we estimate the price of your lease extension to be between £36,100 and £41,800 as well as legals.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.