Me and my partner are purchasing a maisonette in Fulwell. My lawyer is not on the lender approved list. Can I still use my Fulwell conveyancing solicitor notwithstanding that they are not on the mortgage company panel of approved conveyancing solicitors?

You will need to use a conveyancer to complete the formalities when you require a mortgage to purchase your home. The lawyer will conduct all the necessary legal checks on the property, make sure that you will be registered as proprietor and ensure that all the required mortgage documentation is dealt with. One could appoint a Fulwell conveyancer of your choice. However, if the lawyer selected is not on the lender solicitor panel additional costs will be levied as separate legal representation will be required by them. Lender panel applications can be submitted, so provided your lawyer has not previously sought membership they should do so.

I am acquiring a house without a mortgage in Fulwell. I have lived for the previous dozen years in Fulwell. Conveyancing searches are expensive. As I have knowledge of the road and vicinity very well should I not bother getting the solicitor to do all the conveyancing searches?

Provided that you do not need a mortgage, then almost all of the Fulwell conveyancing searches are optional. Your lawyer will try and sway you, no-doubt strongly, that you should have searches carried out, but he is duty bound to take that path of encouragement . One thing to bear in mind; if you are intend to dispose of the house in the future, it will be of relevance to your future purchaser what the searches reveal. There are plenty of instances where houses with day to day issues can still throw up negative search results. A good conveyancing solicitor in Fulwell should be able to give you some practical guidance here.

What does my ID and proof of funds have anything to do with my conveyancing in Fulwell? Is this really necessary?

Fulwell conveyancing solicitors and indeed property practitioners throughout the UK have a duty under money laundering regulations to verify the identity of any client in order to ensure that clients are who they say they are.

Conveyancing clients are required to supply two forms of certified ID; proof of identity (usually a Passport or Driving Licence) and proof of address (usually a Utility Bill less than 3 months old).

Proof of source of funds is also required in compliance with the money laundering statutes as conveyancers are required to check that the monies you are utilising to purchase a property (whether it be the deposit for exchange or the total purchase price where you are buying mortgage free) has originated from legitimate source (such as employment savings) rather than the proceeds of illegitimate behaviour.

we are a couple who intend to purchase a newbuild apartment in Fulwell with a residential mortgage from Nottingham Building Society.We have a Fulwell conveyancing lawyer but Nottingham Building Society says her practice is not on their "panel". It seems we have no choice but to instruct a Nottingham Building Society panel lawyer or retain our local solicitor and fork out for one of their panel ones to act for them. This seems very unfair; is there anything we can do?

No, not really. The mortgage offered to you contains various provisions, a common one being that lawyers must be on the Nottingham Building Society solicitor panel. in the past, most lenders had large numbers of solicitors 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 lawyer to apply to be on the conveyancing panel for Nottingham Building Society

Yesterday I discovered that there is a flying freehold element on a property I put an offer in last month in what was supposed to be a simple, chain free conveyancing. Fulwell is where the house is located. Is there any advice you can give?

Flying freeholds in Fulwell are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Fulwell you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Fulwell 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.