My husband and I are intending to purchase a 2 bedroom flat in Fitzrovia with a mortgage. We like our Fitzrovia lawyer, but the mortgage company advise he's not on their "panel". It seems we have no option but to use one of the lender panel firms or keep our Fitzrovia and pay for one of their panel ones 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 Fitzrovia conveyancing lawyer to apply to be on the conveyancing panel.

Are the BSA intent on creating a search tool with a view to list firms on the conveyancing panel for example in Fitzrovia?

We have not been informed any plans on the part of the BSA to promote such a tool.

My bid for a property was accepted at auction in Fitzrovia. Conveyancing is required. What is next?

Having for all intents and purposes signed on the dotted line you should appoint a conveyancing lawyer soon as you are faced with a tight a drop dead date to complete the transaction. All auction property will ordinarily have a corresponding legal pack. This will include the copy title deeds, local authority and drainage searches. In the case of leasehold property the auction papers should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation pertinent to leasehold premises. You must hand this to your appointed conveyancing solicitor ASAP. You also need to ensure that your finances are in order to complete on the date specified in the contract.

We are buying a detached bungalow in Fitzrovia. The intention is to convert the garage to an office at the house.Will legal investigations on the property involve enquiries to see if these works are prohibited?

Your property lawyer will check the deeds as conveyancing in Fitzrovia will on occasion identify restrictions in the title documents which prohibit categories of changes or require the consent of another owner. Many extensions call for local authority planning consent and approval in compliance with building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these things with a surveyor before you commit yourself to a purchase.

I am due to exchange contracts on my house. I had a double glazing fitted in February 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, are being difficult. The Fitzrovia solicitor who is on the conveyancing panel is recommending indemnity insurance as a solution but are insisting on a building regulation certificate. Why do have a conveyancing panel if they don't accept advice from them?

It is probably the case that have referred the matter to their valuer. The reason why may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I am a sole trader planning to take an assignment of a lease of an office on the high street. Can you recommend conveyancers offering fixed costs for non-domestic conveyancing in Fitzrovia for less than £1,200?

We can recommend firms who have well rounded knowledge of commercial conveyancing in Fitzrovia, including the disposal and purchase of businesses as well as simply property. If you are intending to purchase or sell a shop, pub, restaurant, office, retail premises or a complete business we will find you the right solicitor. As for the charges this will depend on the structure and heads of terms of the proposed transaction. Let us have your contact information or email so as to enable us to supply you with a detailed commercial conveyancing quote.

Do I need to have a meeting at the offices of the mortgage company conveyancing panel solicitor to sign the mortgage deed? If so, I will appoint a lawyer who conducts conveyancing in Fitzrovia so that I can attend their offices if required.

Most conveyancing panel lawyers for the bank undertake conveyancing via the post, internet or over the phone. This means that they can undertake your Conveyancing Transaction no matter where you live in England or Wales. YOu dont have to use a conveyancing solicitor in Fitzrovia. it would nevertheless be wise to check if you can still book an appointment to go into appointed conveyancing lawyer if you prefer.