My wife and I are purchasing a 3 bedroom apartment in Enfield with a mortgage. We would like to retain our Enfield conveyancer, but the lender advise he's not on their "panel". We have to appoint one of the bank panel firms or retain our Enfield solicitor as well as pay for one of their panel firms to represent them. This seems very unfair; are we not able to insist that the bank use our Enfield conveyancing practitioner ?

No, not really. 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 Enfield conveyancing solicitor to apply to be on the conveyancing panel.

Due to the advice of my in-laws I had a survey completed on a house in Enfield in advance of retaining solicitors. I have been informed that there is a flying freehold overhang to the house. The surveyor has said that some mortgage companies tend not issue a mortgage on this type of property.

It varies from the lender to lender. Lloyds has different requirements for example to Birmingham Midshires. Should you wish to call us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Enfield. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Enfield to see if the conveyancing will be more expensive.

What tools are available to identify a Enfield law firm on the Lloyds TSB Bank conveyancing panel? I drive a motor bike and am willing to travel upto 25kilometers to meet the lawyer.

You can use the facility on this page. Please pick a mortgage company and your location and you will see a number of Enfield conveyancing lawyers based on proximity. We have listed some Enfield conveyancing firms at the bottom of this page and you can contact them to verify whether they are on the Lloyds TSB Bank member panel

Can you offer any advice when it comes to choosing a Enfield conveyancing firm to carry out our lease extension conveyancing?

If you are instructing a conveyancer for lease extension works (regardless if they are a Enfield conveyancing practice) it is essential that he or she should be familiar with the legislation and specialises in this area of conveyancing. We suggest that you talk with two or three firms including non Enfield conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be useful:

How experienced is the practice with lease extension legislation? How many lease extensions has the firm completed in Enfield in the last 12 months?

I have attempted and failed to negotiate with my landlord for a lease extension without any joy. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a Enfield conveyancing firm to help?

Where there is a missing freeholder or where there is disagreement about the premium for a lease extension, under the relevant statutes you can apply to the First-tier Tribunal (Property Chamber) to decide the price.

An example of a Lease Extension case for a Enfield flat is First Floor Flat 109 Lyndhurst Road in May 2010. Following a vesting order by Edmonton County Court on 29th October 2009 the Tribunal decided on a figure of £5,012 for a lease extension. This case related to 1 flat. The unexpired term as at the valuation date was 81.79 years.

I am considering instructing an online conveyancing practitioner ahead of a Enfield conveyancing practice. Should I ‘stay local’?

Advantages do exist in being able to visit a local Enfield conveyancing solicitor for example

• signing papers on short notice
• having face-to-face explanations of issues that you need help with
• the ability to raise concerns if matters go pear-shaped

When checking quotes, look carefully for hidden extras. The majority decent Enfield high street solicitors give an all-inclusive price. Many online companies seem to offer discounted prices, but have burried 'extras' in the fine print.