My fiance and I are buying a newly converted apartment in Cambridge Heath with a residential mortgage from Clydesdale.We have a Cambridge Heath conveyancing lawyer but Clydesdale informed us her practice is not on their approved list of member firms. We have to appoint a Clydesdale panel firm or retain our high street solicitor and fork out for one of their panel ones to act for them. We feel as though this is unjust; Can we not simply insist that Clydesdale use our lawyer?

No, not really. The home loan issued to you contains terms and conditions, a common one being that conveyancers will be on the Clydesdale conveyancing panel. in the past, most mortgage companies had large numbers of law firms on their panels: a borrower could find 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 lawyer to apply to be on the conveyancing panel for Clydesdale

I require quick conveyancing in Cambridge Heath as I am under an ultimatum to exchange contracts in less than one month. Thankfully I do not need a mortgage. Is it possible to avoid the conveyancing searches to save money and time?

As you are not taking a home loan you have the choice not to have searches carried out although no solicitor would suggest that you don't. With lots of history conveyancing in Cambridge Heath the following are instances of issues that can show up and adversely impact market value: Enforcement Notices, Outstanding Fees, Overdue Grants, Railway Schemes,...

I opted to have a survey completed on a house in Cambridge Heath in advance of instructing conveyancers. I have been advised that there is a flying freehold overhang to the house. My surveyor has said that some lenders will not give a loan on such a house.

It varies from the lender to lender. Santander has different instructions for example to Nationwide. Should you wish to telephone us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Cambridge Heath. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Cambridge Heath to see if the conveyancing will be more expensive.

I've found a house that appears to meet my requirements, at a great figure which is making it all the more appealing. I have just found out that it's a leasehold rather than freehold. I would have thought that there are particular concerns buying a leasehold house in Cambridge Heath. Conveyancing lawyers have are about to be appointed. Will they explain the issues?

The majority of houses in Cambridge Heath are freehold and not leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. It is clear that you are buying in Cambridge Heath in which case you should be looking for a Cambridge Heath conveyancing solicitor and be sure that they have experience in dealing with leasehold houses. First you will need to check the unexpired lease term. Being a tenant you will not be at liberty to do whatever you want to the property. The lease comes with conditions such as obtaining the freeholder’sconsent to conduct changes to the property. You may also be required to pay a maintenance charge towards the maintenance of the estate where the property is part of an estate. Your solicitor should advise you fully on all the issues.

I have tried to negotiate informally with with my landlord for a lease extension without any joy. Can the Leasehold Valuation Tribunal adjudicate on such matters? Can you recommend a Cambridge Heath conveyancing firm to act on my behalf?

in cases where there is a missing freeholder or where there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the LVT to make a decision on the price payable.

An example of a Freehold Enfranchisement matter before the tribunal for a Cambridge Heath property is 26 Rhondda Grove in June 2009. The net price payable by the leaseholders as determined by the Tribunal was £3,015.13. This comprised £11,300 premium for the reversion less £8,284.87 costs as ordered by the County Court.

We are thinking of instructing a web based conveyancer rather than a Cambridge Heath conveyancing practice. Any advice?

There are advantages of having the opportunity to visit a local Cambridge Heath conveyancing solicitor for instance

• signing papers same day
• sometimes being able to speak to someone face-to-face can make a significant difference, particularly for non-standard transactions
• the ability to raise concerns if matters go pear-shaped

When checking quotes, look out for hidden extras. The majority decent Cambridge Heath high street solicitors give an all-inclusive figure. Often online companies seem to offer low cost fees, yet have hidden 'extras' in the small print.