My wife and I are purchasing a 3 bedroom flat in Preston Park with a mortgage. We like our Preston Park conveyancer, however the bank says she’s not on their "panel". We have to appoint one of the lender panel conveyancing practices or keep our Preston Park property lawyer and pay for one of their panel lawyers 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 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 Preston Park conveyancing solicitor to apply to be on the conveyancing panel.

I have been referred to a conveyancing solicitor in Preston Park. I I am struggling to find out if they are accepted on the Alliance & Leicester conveyancing panel. Could you help?

You should phone your solicitor and enquire if they are on the lender panel. Otherwise you can call Alliance & Leicester who may be able to help.

Over the last few months I have been searching for a flat up to £235,500 and identified one near me in Preston Park I like with amenity areas and railway links nearby, the downside is that it's only got 61 remaining years left on the lease. There is not much else in Preston Park in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?

Should you need a home loan the remaining unexpired lease term will likely be problematic. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the property for a minimum of 2 years you can request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this matter.

My partner has recommend that I use his lawyers for conveyancing in Preston Park. Do I take his guidance?

No doubt the best way to find a conveyancing practitioner is to seek recommendations from friends or relatives who have previously instructed the solicitor that you are contemplating using.

My cousin is buying a garden flat in Preston Park. He has received an estimate by the solicitor connected to the estate agents totaling £1300 . It was 7 years ago since I sold and bought a home and the fee was £600. Have charges really escalated to that extent?

We would recommend that you e-mail 3 or 4 local Preston Park conveyancing solicitors seeking estimates. You should base your choice not just on cost, but on promptness and on how comprehensive the response is.