We are purchasing a 1 bedroom apartment in Dereham with a mortgage. We like our Dereham lawyer, however the bank advise she’s not on their "panel". We have to appoint one of the lender panel firms or continue with our Dereham conveyancer and pay for one of their panel lawyers to represent them. This seems very unfair; can we not require that the bank use our Dereham solicitor ?

Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’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. A further alternative is for your Dereham conveyancing lawyer to apply to be on the conveyancing panel.

Would the conveyancing practitioners that are recommend handle auction conveyancing in Dereham?

We know of a number of niche solicitors we can put you in touch with those who can conduct auction conveyancing. Dereham is just one of hundreds of locations where our lawyers cover.

A relative suggested that where I am purchasing in Dereham I should 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 included in the estimate for your Dereham conveyancing searches. It is not a small report of more than thirty pages, listing and setting out important information about Dereham around the property and the people living there. It includes 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 plans and statistics, Local Amenities and other useful information concerning Dereham.

Yesterday I discovered that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a quick, chain free conveyancing. Dereham is the location of the property. Is there any guidance you can impart?

Flying freeholds in Dereham are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Dereham you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Dereham may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

How much experience do your Dereham conveyancing solicitors have with Help To Buy, Shared Equity and similar schemes?

Dereham conveyancing lawyers help thousands of buyers move home every year and supported lots of clients through the Help To Buy scheme. The chances are that whatever makes your case unique Dereham conveyancers have worked on recent similar matters.