Me and my partner are planning to acquire a 2 bedroom apartment in Braintree with a mortgage. We wish to retain our Braintree conveyancer, but the lender says she’s not on their "panel". It seems we have no choice but to instruct one of the lender panel solicitors or keep our Braintree conveyancing practitioner 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. A further alternative is for your Braintree conveyancing lawyer to apply to be on the conveyancing panel.

Do lawyers ask for money up-front when it comes to conveyancing in Braintree?

Where you are retaining lawyers for conveyancing in Braintree your solicitor will request that you to provide them with funds to cover the search fees. This will be the total of the cost of the conveyancing searches. When the down payment is payable against the total price then this should be required shortly in advance of contracts are exchanged. Any further balance that is needed should be transferred shortly before completion.

I've recently found out that there is a flying freehold element on a house I put an offer in last month in what was supposed to be a quick, no chain conveyancing. Braintree is where the house is located. Can you offer any opinion?

Flying freeholds in Braintree are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Braintree you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Braintree may decide 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 property.

My brother has suggested that I instruct his lawyers for conveyancing in Braintree. Do I take his recommendation?

Much as we are happy to recommend a Braintree conveyancing lawyer the ideal way to select a conveyancing solicitor is to seek referrals from friends or family who have experience in using the conveyancer you're considering.

Due to complete next month on a basement flat in Braintree. Conveyancing solicitors have said that they will have a report out to me within the next couple of days. What should I be looking out for?

The report on title for your leasehold conveyancing in Braintree should include some of the following:

Specifying your legal entitlements in relation to common areas in the block.By way of example, does the lease grant a right of way over an accessway or hallways? Your solicitors should enable you to have an understanding of the building insurance requirements The length of the lease term. You should receive guidance as what happens when the lease ends, and aware of the importance of the 80 year mark Whether your lease caters for for a slush fund? You need to be advised what is to be regarded as a Nuisance in the lease

I invested in buying a studio flat in Braintree, conveyancing was carried out half a dozen years ago. How much will my lease extension cost? Similar properties in Braintree with an extended lease are worth £260,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease finishes on 21st October 2099

With just 74 years unexpired we estimate the price of your lease extension to span between £8,600 and £9,800 as well as plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. Do not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.