Me and my partner are buying a 3 bedroom flat in Oakdale with a mortgage. We would like to retain our Oakdale solicitor, but the mortgage company says she’s not on their "panel". It seems we have no option but to instruct one of the lender panel conveyancing practices or retain our Oakdale as well as pay for one of their panel ones to act for them. We regard this is inequitable; is there anything we can do?

Unfortunately,no. 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. Another option that might be available is for your Oakdale conveyancing solicitor to apply to be on the conveyancing panel.

A colleague recommended that if I am purchasing in Oakdale I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

This is a search is sometimes included in the estimate for your Oakdale conveyancing searches. It is not a small report of about 40 pages, listing and detailing important information about Oakdale around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Oakdale Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful information regarding Oakdale.

Just had an offer accepted on a new build flat in Oakdale. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Oakdale

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please supply a car parking plan.

I am looking for a ground for flat up to £245,000 and found one close by in Oakdale I like with a park and transport links in the vicinity, the downside is that it's only got 52 years on the lease. I can't really find anything else in Oakdale in this price bracket, so just wondered if I would be making a grave error purchasing a lease with such few years left?

Should you need a mortgage the remaining unexpired lease term will likely be a potential deal breaker. Reduce the price by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of 2 years you may request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer regarding this matter.

My wife and I purchased a leasehold house in Oakdale. Conveyancing and mortgage went though with no issue. A letter has just been received from someone saying they have taken over the freehold. Attached was a ground rent demand for rent dating back to 1993. The conveyancing practitioner in Oakdale who previously acted has long since retired. What should I do?

The first thing you should do is contact the Land Registry to make sure that this person is indeed the new freeholder. There is no need to incur the fees of a Oakdale conveyancing lawyer to do this as you can do this on the Land Registry website for £3. Rest assured that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I inherited a studio flat in Oakdale, conveyancing having been completed half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Oakdale with over 90 years remaining are worth £165,000. The ground rent is £45 invoiced every year. The lease ceases on 21st October 50

With only 50 years unexpired we estimate the premium for your lease extension to span between £36,100 and £41,800 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.