I plan on acquiring a maisonette in North West London. My lawyer has never been on on the mortgage company approved list. Is it possible for me to use my North West London conveyancing solicitor notwithstanding that they are excluded from the mortgage company panel of approved conveyancing solicitors?

You have a number of options available to you here

• Proceed with your existing North West London solicitor but your bank will need to use a lawyer on their approved panel. The net result is additional fees together with probable interruption.
• Get a new lawyer to act in the purchase, ensuring that they are on the mortgage company conveyancing panel.
• Appeal to your conveyancer to attempt to join the lender panel

I am buying a semi-detached house in North West London. Conveyancing solicitors are said to be ‘a necessary evil’ but can I do it myself?

Leaving aside the complexities and merits of DIY conveyancing in North West London you will have to appoint a solicitor on your bank's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in North West London.

I need some expedited conveyancing in North West London as I am under a deadline to exchange contracts inside one month. A mortgage is not required. Can I avoid the conveyancing searches to save fees and time?

As you are not getting a mortgage you have the choice not to have searches carried out although no law firm would advise that you don't. Drawing on years of experience of conveyancing in North West London the following are examples of issues that can crop up and therefore impact future mortgageability: Enforcement Notices, Outstanding Charges, Outstanding Grants, Unadopted Roads,...

I need to instruct a conveyancing lawyer in North West London for my house move. Is it possible to review a firm’s complaints history with the profession’s regulator?

Anyone can read documented Solicitor Regulator Association (SRA) decisions resulting from investigations from 2008 onwards. Visit Check a solicitor's record. For information about the period before 1 January 2008, or to check a firm's history, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, dial +44 (0)121 329 6800. The regulator sometimes monitor telephone calls for training requirements.

Back In 2005, I bought a leasehold house in North West London. Conveyancing and HSBC Bank mortgage organised. A letter has just been received from someone claiming to own the freehold. Attached was a demand for arrears of ground rent dating back to 1998. The conveyancing solicitor in North West London who previously acted has now retired. Do I pay?

First contact the Land Registry to be sure that the individual purporting to own the freehold is indeed the registered owner of the freehold reversion. You do not need to instruct a North West London conveyancing practitioner to do this as it can be done on-line for a few pound. You should note that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I inherited a 1st floor flat in North West London, conveyancing having been completed May 2001. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in North West London with over 90 years remaining are worth £202,000. The average or mid-range amount of ground rent is £55 levied per year. The lease comes to an end on 21st October 2082

With just 56 years remaining on your lease we estimate the premium for your lease extension to be between £29,500 and £34,000 plus plus your own and the landlord's "reasonable" professional fees.

The figure 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 detailed investigations. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.