Me and my partner are buying a 3 bedroom flat in Hurst Green with a mortgage. We like our Hurst Green lawyer, however the lender says he's not on their "panel". We have to appoint one of the bank panel firms or retain our Hurst Green lawyer and pay for one of their panel lawyers to represent them. We consider that this is inequitable; are we not able to require that the mortgage company use our Hurst Green conveyancer ?

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 Hurst Green conveyancing solicitor to apply to be on the conveyancing panel.

What does my ID and proof of funds have anything to do with my conveyancing in Hurst Green? Why is this being asked of me?

Anti-terror and anti-money-laundering rules require solicitors and licensed conveyancers to verify the identification documents of the person or body they are dealing with before they can accept their conveyancing retainer. The Client Care letter that you are required to sign will no doubt reaffirm this. Your lender will also require certain documents to be checked. Where you are unwilling to provide identification documents, your solicitor would not be able to act for you.

A relative suggested that where I am buying in Hurst Green I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

A search of this type is occasionally quoted for as part of the standard Hurst Green conveyancing searches. It is not a small report of about 40 pages, listing and setting out significant information about Hurst Green around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with maps and statistics, Local Amenities and other useful data regarding Hurst Green.

I am downsizing from my property. My previous solicitors has retired. I am in need of a recommendation of a conveyancing firm. Im based in Hurst Green if that makes things easier.

Please use our search tool to help you find a solicitor for your conveyancing in Hurst Green. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move goes smoothly.

What are your top tips when it comes to finding a Hurst Green conveyancing practice to carry out our lease extension conveyancing?

When appointing a solicitor for your lease extension (regardless if they are a Hurst Green conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of work. We suggest that you talk with two or three firms including non Hurst Green conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be useful:

How experienced is the firm with lease extension legislation?

I bought a ground floor flat in Hurst Green, conveyancing formalities finalised half a dozen years ago. Can you work out an approximate cost of a lease extension? Similar flats in Hurst Green with an extended lease are worth £197,000. The average or mid-range amount of ground rent is £55 per annum. The lease ends on 21st October 2079

With 55 years left to run the likely cost is going to span between £31,400 and £36,200 plus professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.