My husband and I are planning to buy a 2 bedroom apartment in Maida Vale with a mortgage. We like our Maida Vale solicitor, but the mortgage company advise she’s not on their "panel". We have to appoint one of the lender panel firms or retain our Maida Vale as well as pay for one of their panel firms to represent them. This feels very unfair; can we not require that the bank use our Maida Vale ?

Unfortunately,no. The mortgage offered to you 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. Another option that might be available is for your Maida Vale conveyancing solicitor to apply to be on the conveyancing panel.

I have todaydiscovered that Arc property Solicitors have closed. They carried out my conveyancing in Maida Vale for a purchase of a leasehold apartment 18 months ago. How can I be sure that my home is registered correctly in the name of the previous owner?

The quickest way to see if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Maida Vale conveyancing specialists.

I am purchasing my first flat in Maida Vale benefiting from help to buy. The sellers refused to move on the price so I negotiated five thousand pounds worth of extras instead. The house builders rep advised me not disclose to my lawyer about the extras as it may put at risk my mortgage with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Given that I am about to spend over three hundred thousand on a terraced house in Maida Vale I wish to talk to a lawyer about myhome move in advance of instructing the firm. Can this be arranged?

Absolutely - we would be pleased to talk to you we do not take any clients on without you first talking to the solicitor due to be conducting your property ownership legalities in Maida Vale.There is no ‘factory style conveyancing’ - each client is an important person, not a matter number. The law firms that we put you in touch with believe that the fees you are quoted for residential conveyancing in Maida Vale should be the amount on the final invoice that you end up paying.

Maida Vale Leasehold Conveyancing - A selection of Queries Prior to Purchasing

If a Maida Vale lease has fewer than 80 years it will impact the value of the apartment. It is worth checking with your mortgage company that they are willing to go ahead with the loan given the lease term. A short lease means that you will probably require a lease extension at some point and you need to have some idea of how much this will be. For most Maida Valelease extensions you would be be obliged to have owned the property for 24 months before you are entitled to exercise a lease extension. The prefered form of lease arrangement is a share of the freehold. In this situation the lessees have control and even though a managing agent is often retained if it is larger than a house conversion, the managing agent is directed by the tenants. Are any of leasehold owners in arrears of their service charge liability?