My wife and I are buying a 2 bedroom flat in Eastney and Southsea with a mortgage. We have a Eastney and Southsea lawyer, but the mortgage company says he's not on their "panel". We have to appoint one of the bank panel solicitors or keep our Eastney and Southsea solicitor and pay for one of their panel lawyers to represent them. This feels very unfair; is there anything we can do?

No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’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 Eastney and Southsea conveyancing solicitor to apply to be on the conveyancing panel.

I require expedited conveyancing in Eastney and Southsea as I am under pressure to sign on the dotted line in less than 4 weeks. Luckily I do not need a mortgage. Is it possible to avoid the conveyancing searches to save fees and time?

If.Given you are not getting a mortgage you have the choice not to have searches carried out although no lawyer would advise that you don't. Drawing on years of experience of conveyancing in Eastney and Southsea the following are instances of what can crop up and adversely affect future mortgageability: Refused Planning Applications, Overdue Charges, Outstanding Grants, Railway Schemes,...

Given that I will soon part with hundreds of thousands of pounds on a two bedroom apartment in Eastney and Southsea I would like to have a conversation with the lawyer concerning thehome move prior to giving the go ahead to the firm. Is this something that you can arrange?

We could not agree more - it is our preference to talk to you we do not take any clients on without you speaking to the lawyer who will be doing your conveyancing in Eastney and Southsea.There is no ‘factory style conveyancing’ - every client is an important individual, not a case reference. The solicitors that we put you in touch with believe that the fees you are quoted for residential conveyancing in Eastney and Southsea should be the amount on the final invoice that you end up paying.

I am hoping to put an offer on a small detached house that appears to be perfect, at a reasonable price which is making it all the more appealing. I have subsequently found out that it's a leasehold as opposed to freehold. I am assuming that there are particular concerns purchasing a house with a leasehold title in Eastney and Southsea. Conveyancing lawyers have are soon to be instructed. Will my lawyers set out the risks of buying a leasehold house in Eastney and Southsea ?

The majority of houses in Eastney and Southsea are freehold and not leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can help the conveyancing process. It is clear that you are buying in Eastney and Southsea so you should seriously consider looking for a Eastney and Southsea conveyancing solicitor and be sure that they are used to advising on leasehold houses. As a matter of priority you will need to check the number of years remaining. As a lessee you will not be entirely free to do whatever you want to the property. The lease comes with conditions such as requiring the freeholder’spermission to carry out alterations. You may also be required to pay a service charge towards the upkeep of the estate where the property is part of an estate. Your lawyer will appraise you on the various issues.

I own a basement flat in Eastney and Southsea, conveyancing was carried out 5 years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Eastney and Southsea with over 90 years remaining are worth £211,000. The average or mid-range amount of ground rent is £45 per annum. The lease expires on 21st October 2091

With 67 years remaining on your lease we estimate the price of your lease extension to range between £10,500 and £12,000 plus plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs without more detailed investigations. Do not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first getting professional advice.

My wife and I have instructed a Eastney and Southsea conveyancing solicitor for our house purchase (first time buyers) and have picked up in the terms and conditions that they are not regulated by the FCA. Am I right to be concerned or is that the norm with conveyancer?

We can't see why they should be. Most lawyer don't lend money. They should be regulated by the Solicitors Regulation Authority, who dictate specific rules in relation to amounts sitting by them.