My IFA says he needs my Belgravia lawyer’ panel reference for the Lloyds conveyancing panel. What is the best way to discover this. I have contacted my local Belgravia branch but they have not responded to me.

You are best placed to get this information from your Belgravia property lawyer . Most Belgravia law firms will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.

Some advice if I may. My Belgravia lawyer is informing me me that she is duty bound toorder Belgravia conveyancing searches asthe firm are on the HSBCconveyancing panel. Is this really necessary?

Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a lender your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Belgravia conveyancing searches.

I am considering applying for a Coventry BS mortgage for purchase of a newly converted (under development) in Belgravia with 65 per cent LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Coventry BS ?

In theory, you could use a solicitor that is not on the Coventry BS conveyancing panel, but Coventry BS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.

I have been on the look out for a leasehold apartment up to £235,500 and identified one close by in Belgravia I like with amenity areas and railway links nearby, the downside is that it's only got 49 years unexpired on the lease. There is not much else in Belgravia suitable, so just wondered if I would be making a grave error buying a short lease?

Should you require a home loan the remaining unexpired lease term will likely be problematic. Reduce the price by the expected 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 may request that they start the process of the extension and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this.

I am considering choosing a web based conveyancer as opposed to a Belgravia conveyancing practice. Should I ‘stay local’?

Various benefits exist in having the opportunity to visit a local Belgravia conveyancing solicitor for instance

• signing documents same day
• getting face-to-face explanations of matters you don't understand
• the ability to raise concerns if things are not going as expected

When checking estimates, look out for hidden extras. Most decent Belgravia high street solicitors give an all-inclusive figure. Many online companies seem to offer discounted fees, but have hidden 'extras' in the in the terms and conditions.