We are hoping to buy a 2 bedroom flat in Holland Park with a mortgage. We have a Holland Park conveyancer, but the bank says he's not on their "panel". We have to appoint one of the mortgage company panel solicitors or keep our Holland Park lawyer and pay for one of their panel firms to act for them. We consider that this is unjust; are we not able to insist that the mortgage company use our Holland Park conveyancing practitioner ?

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 Holland Park conveyancing solicitor to apply to be on the conveyancing panel.

I am purchasing a terrace house in Holland Park. We would like to carry out a loft conversion at the property.Will the conveyancing process include investigations to ascertain if these works were previously refused?

Your conveyancer will check the deeds as conveyancing in Holland Park will on occasion reveal restrictions in the title deeds which prevent categories of alterations or necessitated the permission of a 3rd party. Certain additions need local authority planning consent and approval in compliance with building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these things with a surveyor ahead of any purchase.

Can I be sure that the Holland Park conveyancing solicitor on the Nationwide panel is any good?

When it comes to conveyancing in Holland Park seeking recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the solicitor carrying out your transaction.

Bank of Ireland have agreed my mortgage in principle, my bid on a property in Holland Park has been accepted, now what?

The estate agent will need to know who your solicitors are (ensure that the conveyancers are on the bank’s panel). Telephone Bank of Ireland or the broker and complete any outstanding documentation. Bank of Ireland will sellect a valuer who will get in contact with the estate agent or owners to schedule a slot for the valuation to occur. Once carried out (assuming no problems) it takes about a fortnight to get a mortgage offer. Bank of Ireland will send the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Holland Park.

I have been on the look out for a leasehold apartment up to £195,000 and found one round the corner in Holland Park I like with a park and station nearby, the downside is that it's only got 61 remaining years left on the lease. I can't really find anything else in Holland Park for this price, so just wondered if I would be making a mistake acquiring a short lease?

If you require a home loan the remaining unexpired lease term will likely be a potential deal breaker. Discount the price by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least 2 years you can request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer about this matter.

In what way can the Landlord & Tenant Act 1954 affect my commercial property in Holland Park and how can your lawyers assist?

The 1954 Act gives a safeguard to commercial lessees, granting the right to make a request to court for a continuation of occupancy at the end of the lease term. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Holland Park is one of the hundreds of areas of the UK in which our lawyers have offices

Me and my wife have just had an offer accepted on our first home in Holland Park, and are now looking to get solicitors lined up. I have utilised the different comparison tools and the results are from all across the the UK. Is it advisable to have a Holland Park conveyancer local to our potential new home? I am happy to do everything over the web, but I assume at some point we will need to attend the property lawyer's office to sign papers?

The lawyer does not have to be in Holland Park, but opting for local means that you can go in if you need to, for instance, if a signature is immediately necessary. Furthermore, a Holland Park solicitor have established relationships with local agents and (if the vendor has instructed a local lawyer) with them, which should help keep things moving faster.