Me and my partner are buying a 2 bedroom flat in North Acton with a mortgage. We wish to retain our North Acton solicitor, but the bank says he's not on their "panel". It appears that we have no option but to select one of the bank panel firms or continue with our North Acton conveyancing practitioner and pay for one of their panel firms to represent them. We regard this is inequitable; is there anything we can do?

No, not really. 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. A further alternative is for your North Acton conveyancing lawyer to apply to be on the conveyancing panel.

I have been on the look out for a leasehold apartment up to £245,000 and found one round the corner in North Acton I like with open areas and station in the vicinity, the downside is that it only has 49 remaining years left on the lease. I can't really find anything else in North Acton suitable, so just wondered if I would be making a mistake purchasing a short lease?

Should you need a mortgage that many years will likely be problematic. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of 2 years you can ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this matter.

I am looking into buying my first house which is in North Acton and I am already nervous. I couldn't find anything specific about North Acton. Conveyancing will be needed in due course but do you know about the North Acton area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at North Acton. In the meantime here are some basic statistics that we found

Due to complete next month on a ground floor flat in North Acton. Conveyancing solicitors have said that they are sending me a report tomorrow. What should I be looking out for?

Your report on title for your leasehold conveyancing in North Acton should include some of the following:

Whether your lease has a provision for a reserve account for major works? You must be informed what is to be regarded as a Nuisance in the lease Whether the lease restricts you from subletting the flat, or having a home office for business It needs to be made clear to you if the lease permits you to add or upgrade aspects of the premises- you must be made aware as to whether it relates to all alterations or limited to structural alteration, and whether permission is mandated necessary You should have a good understanding of the building insurance requirements

I have attempted and failed to negotiate with my landlord to extend my lease without any joy. Can the Leasehold Valuation Tribunal decide on such matters? Can you recommend a North Acton conveyancing firm to represent me?

Most certainly. We can put you in touch with a North Acton conveyancing firm who can help.

An example of a Freehold Enfranchisement case for a North Acton flat is 49 Long Drive in March 2014. The tribunal concluded that the price payable for the freehold interest in the Property should be £26,491 divided as to £12,546 in respect of the ground floor flat and £13,945 in respect of the
first floor flat This case was in relation to 2 flats. The remaining number of years on the lease was 68.47 years.

Why do North Acton conveyancing fees differ for leasehold and freehold properties?

If acquiring a leasehold property there is more work involved purely due to the fact that usually there are further parties involved in the form of the freeholder and/or Management Agents. As part of a lawyers enquiries they will check that all ground rent and service charges are paid up to date amongst other general leasehold matters. For this reason, the Sellers lawyers usually have to refer to the freeholder or Managing Agent for their replies to our questions. This may be time consuming and beyond the lawyers control