Me and my partner are purchasing a 3 bedroom flat in Chelsea with a mortgage. We like our Chelsea solicitor, however the bank says he's not on their "panel". It appears that we have little option but to appoint one of the mortgage company panel conveyancing practices or continue with our Chelsea conveyancer and pay for one of their panel lawyers to act for them. We regard this is inequitable; is there anything we can do?

Unfortunately,no. 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. A further alternative is for your Chelsea conveyancing solicitor to apply to be on the conveyancing panel.

I have given 2 months notice to my existing landlord and must leave my rented property in Chelsea by the end of next month. Conveyancing on my purchase is underway. Can I complete in 5 weeks as I wish to avoid having to move into short term accommodation?

The normal practice is not to serve notice on a rental unless exchange of contracts has taken place. If you have not already done so, notify to your solicitor and request that they chase the other solicitors, try to an agreed time frame that all parties will look to achieve

I am buying a new build apartment in Chelsea. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Chelsea

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Forfeiture - bankruptcy or liquidation must not apply under this provision. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. There must be mutual enforceability of lessee’s covenants.

Over the last few months I have been searching for a ground for flat up to £235,500 and found one round the corner in Chelsea I like with amenity areas and railway links nearby, however it only has 61 years unexpired on the lease. I can't really find anything else in Chelsea for this price, so just wondered if I would be making a mistake acquiring a lease with such few years left?

If you need a mortgage the remaining unexpired lease term may be an issue. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of 2 years you may request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this matter.

What advice can you give us when it comes to choosing a Chelsea conveyancing practice to carry out our lease extension conveyancing?

When appointing a conveyancer for lease extension works (regardless if they are a Chelsea conveyancing practice) it is most important that he or she should be familiar with the legislation and specialises in this area of work. We advise that you make enquires with several firms including non Chelsea conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be of use:

If they are not ALEP accredited then what is the reason? How many lease extensions have they completed in Chelsea in the last year?

I have attempted and failed to negotiate with my landlord for a lease extension without any joy. Can one make an application to the Leasehold Valuation Tribunal? Can you recommend a Chelsea conveyancing firm to help?

You certainly can. We can put you in touch with a Chelsea conveyancing firm who can help.

An example of a Lease Extension matter before the tribunal for a Chelsea property is 150A Albert Palace Mansions Lurline Gardens in July 2013. The Tribunal determined that the premium payable for the new lease of the subject property was £42,069 This case was in relation to 1 flat. The unexpired term was 57.06 years.