My husband and I are purchasing a 2 bedroom flat in Brompton with a mortgage. We have a Brompton conveyancer, however the lender says she’s not on their "panel". It seems we have little choice but to appoint one of the mortgage company panel conveyancing practices or retain our Brompton as well as pay for one of their panel ones to act for them. This feels very unfair; 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. Another option that might be available is for your Brompton conveyancing solicitor to apply to be on the conveyancing panel.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Brompton. Conveyancing is daunting 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.

Here is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Brompton

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Forfeiture - bankruptcy or liquidation must not apply under this provision. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please supply a car parking plan.

Hoping to buy a property located in Brompton and I am already nervous. I couldn't find anything specific about Brompton. Conveyancing will be needed in due course but do you know about the Brompton area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at Brompton. In the meantime here are some basic statistics that we found

I've found a house that appears to tick a lot of boxes, at a reasonable figure which is making it more attractive. I have just been informed that it's a leasehold as opposed to freehold. I would have thought that there are issues buying a leasehold house in Brompton. Conveyancing advisers have are about to be appointed. Will my lawyers set out the implications of buying a leasehold house in Brompton ?

Most houses in Brompton are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. it is apparent that you are buying in Brompton in which case you should be looking for a Brompton conveyancing practitioner and be sure that they are used to dealing with leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a tenant you will not be entirely free to do whatever you want with the house. The lease will likely included provisions such as obtaining the landlord’sconsent to carry out alterations. You may also be required to pay a maintenance charge towards the upkeep of the communal areas where the house is part of an estate. Your lawyer will report to you on the legal implications.

Brompton Leasehold Conveyancing - Examples of Queries before Purchasing

What restrictions are contained in the Brompton Lease? How many years remain on the lease? You will want to discover as much as possible about the managing agents as they will impact your use and enjoyment of the property. As the owner of a leasehold property you are often in the clutches of the managing agents from a financial perspective and when it comes to day to day issues such as the cleanliness of the communal areas. Enquire of other people what they think of them. Finally, be sure you understand the dates that the service fees are due to the relevant party and specifically what it includes.

I am short of a 10% deposit on my house purchase in Brompton , but I am keen proceed. Do I have options?

You can accept a lesser deposit. Many property owners will agree to a smaller deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last second