We are intending to buy a 1 bedroom apartment in Queen's Park with a mortgage. We like our Queen's Park solicitor, but the bank says she’s not on their "panel". We have to appoint one of the lender panel firms or retain our Queen's Park lawyer as well as pay for one of their panel firms to act for them. We consider that this is inequitable; is there anything we can do?

Unfortunately,no. Your mortgage offer 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 Queen's Park conveyancing solicitor to apply to be on the conveyancing panel.

Please could you vouch for a Yorkshire Building Society accepted Queen's Park conveyancing practice who can have us moved in within 10 days? Would it be better to use a local Queen's Park firm or a nationwide firm?

We would be happy to suggest some excellent Queen's Park conveyancing firms. You can also walk up the main road in Queen's Park. Visit a couple of firms and request to speak with a conveyancing solicitor for a fee estimate. Mention your expectations together with your reasons and ask for a commitment on speed. Appoint the lawyer that genuine.

Can you explain why leasehold purchase conveyancing in Queen's Park is more expensive?

Queen's Park leasehold properties involve far more paperwork than a freehold purchase, and therefore takes more time to examine and advise upon.Conveyancing will involve the lease having to be checked which is usually a lengthy document, queries raised to ensure that the covenants and conditions have been observed. If it is a flat there will be a management company in existence and the accounts of this will need to be checked and enquiries raised to ensure it is operating efficiently and that all monies due have been paid by the Seller to the company and if not ensuring that money is paid up to date or the appropriate undertakings obtained.

I am considering applying for a UBS mortgage for purchase of a newly converted (under development) in Queen's Park with 60% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for UBS ?

In theory, you could use a solicitor that is not on the UBS conveyancing panel, but UBS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.

I am hoping to exchange soon on a studio apartment in Queen's Park. Conveyancing solicitors assured me that they will have a report out to me next week. What should I be looking out for?

The report on title for your leasehold conveyancing in Queen's Park should include some of the following:

Repair and maintenance of the premises Whether the landlord has obligations to ensure rights of quiet enjoyment over your property and do you know what it means in practice? Whether the lease restricts you from renting out the flat, or working from home You should receive a copy of the lease The physical extent of the demise. This might be the apartment itself but may include a roof area or cellar if applicable.

I am the registered owner of a basement flat in Queen's Park. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the amount payable for the purchase of the freehold?

Absolutely. We are happy to put you in touch with a Queen's Park conveyancing firm who can help.

An example of a Freehold Enfranchisement matter before the tribunal for a Queen's Park flat is 4 & 4A Charteris Road in June 2009. the Tribunal held that the price to be paid for the enfranchisement of 4/4a Charteris Road to be £15,510 for at 4and £15,694 for at 4a This case was in relation to 2 flats. The unexpired residue of the current lease was 70.02 years.