My wife and I are purchasing a 3 bedroom flat in Merriott with a mortgage. We like our Merriott lawyer, but the bank says she’s not on their "panel". We have to appoint one of the mortgage company panel firms or retain our Merriott conveyancing practitioner and pay for one of their panel firms to represent them. We consider that this is inequitable; is there anything we can do?

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 Merriott conveyancing solicitor to apply to be on the conveyancing panel.

Do the conveyancing practitioners that you recommend carry out right to buy conveyancing in Merriott?

We have identified a number of conveyancing solicitors who can handle right to buy transactions Do call the conveyancers listed to obtain a costs illustration.

I've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what should have been a quick, no chain conveyancing. Merriott is the location of the property. Can you shed any light on this issue?

Flying freeholds in Merriott are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Merriott you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Merriott may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

My husband and I are first time buyers - had an offer accepted, yet the estate agent has warned us that the owners will only proceed if we appoint their chosen conveyancers as they need an ‘expedited deal’. We would rather use a high street solicitor who is accustomed to conveyancing in Merriott

We suspect that the owner is unaware of this demand. Should the seller desire ‘a quick sale', turning down a serious purchaser is counter productive. Speak to the vendors direct and explain that (a)you are serious buyers (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)however you are going to instruct your preferred Merriott conveyancing lawyers - as opposed tothe ones that will earn their estate agent a referral fee or meet his conveyancing figures demanded by senior management.

I want to sublet my leasehold flat in Merriott. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for permission?

A small minority of properties in Merriott do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to review references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

I purchased a 2 bed flat in Merriott, conveyancing was carried out half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Merriott with an extended lease are worth £195,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease ends on 21st October 2088

With just 63 years left to run the likely cost is going to span between £16,200 and £18,600 as well as legals.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.