We are purchasing a 2 bedroom flat in Brentford with a mortgage. We like our Brentford lawyer, but the lender advise he's not on their "panel". It appears that we have no choice but to select one of the mortgage company panel conveyancing practices or continue with our Brentford conveyancer as well as pay for one of their panel ones to act for them. This feels very unfair; are we not able to insist that the lender use our Brentford lawyer ?

No, not really. 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 Brentford conveyancing lawyer to apply to be on the conveyancing panel.

Should my solicitor be asking questions regarding flooding during the conveyancing in Brentford.

Flooding is a growing risk for conveyancers dealing with homes in Brentford. Some people will purchase a property in Brentford, completely expectant that at some time, it may be flooded. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Conveyancers are not qualified to give advice on flood risk, however there are a numerous searches that can be undertaken by the purchaser or on a buyer’s behalf which should give them a better understanding of the risks in Brentford. The conventional set of property information forms sent to a buyer’s lawyer (where the Conveyancing Protocol is adopted) incorporates a usual question of the owner to determine whether the property has suffered from flooding. In the event that flooding has previously occurred and is not disclosed by the seller, then a purchaser may commence a compensation claim resulting from an inaccurate reply. A buyer’s lawyers may also order an enviro report. This should disclose whether there is a recorded flood risk. If so, further inquiries will need to be carried out.

Over the last few months I have been searching for a ground for flat up to £195,000 and identified one round the corner in Brentford I like with open areas and railway links in the vicinity, the downside is that it only has 51 years on the lease. There is not much else in Brentford suitable, so just wondered if I would be making a mistake acquiring a lease with such few years left?

Should you need a home loan the shortness of the lease may be an issue. Discount the price by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of twenty four months you could request that they start the process of the extension and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this.

In surfing the world wide web for the phrase on line conveyancing in Brentford it brings up numerous conveyancersin the area. With so much choice what is the best way to find the suitable conveyancing solicitor for the sale of my house?

The best method of seeking the right conveyancer is through a trusted testimonial, so enquire of friends and those you trust who have acquired a property in Brentford or the local estate agent or mortgage broker. Fees for conveyancing in Brentford vary, so it's a good idea to request a minimum of four fee estimates from varying types of conveyancers. Be sure to secure confirmation that the fees are fixed.

Why is it not possible to complete my conveyancing in Brentford on Good Friday?

Because on completion the money needs to be transferred electronically between the banks of the purchaser and seller's property lawyer and currently this can only take place on a working day. So you can't complete on a saturday or sunday either.