My mortgage broker requires my Edgware law firm’s panel reference for the HSBC conveyancing panel. What is the best way to find this out. I have e-mailed my local Edgware branch but they have not got back to me yet.

The sensible thing to do is ask for this information from your Edgware property lawyer . They keep a central record lender panel numbers.

My brother and I have lately purchased a property in Edgware. We have noticed several issues with the house which we suspect were overlooked in the conveyancing searches. Do we have any recourse? Can you clarify the type of searches that should have been carried out for conveyancing in Edgware?

It is not clear from the question as to the nature of the problems and if they are unique to conveyancing in Edgware. Conveyancing searches and investigations undertaken as part of the legal transfer of property are designed to help avoid problems. As part of the process, a seller fills in a questionnaire called a SPIF. If the information is incorrect, you may have a misrepresentation claim against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Edgware.

I used Stirling Law several years ago for my conveyancing in Edgware. I now require my papers but the law firm is no longer operating. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Edgware of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I have been on the look out for a leasehold apartment up to £245,000 and found one round the corner in Edgware I like with open areas and station nearby, however it's only got 61 years unexpired on the lease. There is not much else in Edgware suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?

If you require a home loan the shortness of the lease will likely be an issue. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of 2 years you may request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor about this matter.

I am in the process of buying my 1st house in Edgware. Conveyancing lawyer has been chosen. The mortgage adviser advised that a survey is not needed as the house was only constructed in 1997.

At the very least you should have a Home Buyer's Report. Given the premises was built more than a decade ago the property will be without a warranty, so you don't want to take a risk. For a property that age with no signs of defects a Home Buyer's report could be sufficient. The report should highlight any apparent problems and suggest further investigation where appropriate. Where there are any signs of problems obtain a comprehensive structural survey.