We are purchasing a 2 bedroom apartment in Market Rasen with a mortgage. We wish to retain our Market Rasen solicitor, however the mortgage company says he's not on their "panel". We have to appoint one of the bank panel firms or keep our Market Rasen lawyer and pay for one of their panel ones to represent them. We regard this is inequitable; are we not able to insist that the bank use our Market Rasen conveyancing practitioner ?

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 Market Rasen conveyancing solicitor to apply to be on the conveyancing panel.

My Solicitor in Market Rasen is not on the National Westminster Bank Conveyancing Panel. Can I still retain my prefered solicitor even though they are not on the National Westminster Bank panel?

Your options are as follows:

1. Carry on with your preferred Market Rasen lawyers but National Westminster Bank will need to retain a conveyancer on their panel. This will inevitably rack up the total conveyancing charges as well as result in delays.
2. Find an alternative lawyer to act in the purchase, remembering to check they are National Westminster Bank approved.
3. Persuade your National Westminster Bank solicitor to seek to join the National Westminster Bank panel

I am the single recipient of my late father’s estate with all property in now in my sole name, including the my former home in Market Rasen. The Market Rasen property was put into my name in March. I plan to dispose of the property. I understand that there is a CML 6 month 'rule', which means that my proprietorship will be considered the same way as if I'd bought the house in March. Is the property unsalable for six months?

The Council of Mortgage Lenders’ handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be caught by that. Some banks would take a sensible view as this obligation is chiefly there to pick up on subsales or the wholesaling and assigning of properties.

Can I be sure that the Market Rasen conveyancing solicitor on the Nationwide panel is any good?

When it comes to conveyancing in Market Rasen getting recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the lawyer handling your transaction.

I have paid off my mortgage with Kent Reliance. I assume I don't need a Market Rasen property lawyer on the Kent Reliance panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Kent Reliance mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Kent Reliance mortgage from the register. Kent Reliance, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Kent Reliance has sent the Land Registry the discharge electronically, and
3. Kent Reliance has instructed the Land Registry to do so

I require expedited conveyancing in Market Rasen as I am faced with a deadline to complete inside one month. A mortgage is not required. Can I avoid the conveyancing searches to save money and time?

As you are not taking a mortgage you have the choice not to have searches carried out although no solicitor would recommend that you don't. Drawing on our experience of conveyancing in Market Rasen the following are instances of what can appear and therefore impact future saleability: Enforcement Notices, Outstanding Fees, Overdue Grants, Railway Schemes,...

Can you offer any advice when it comes to appointing a Market Rasen conveyancing firm to deal with our lease extension?

When appointing a property lawyer for your lease extension (regardless if they are a Market Rasen conveyancing practice) it is essential that they be familiar with the legislation and specialises in this area of conveyancing. We suggest that you make enquires with several firms including non Market Rasen conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be helpful:

If they are not ALEP accredited then why not?

Leasehold Conveyancing in Market Rasen - Examples of Queries before Purchasing

Who is in charge of the building? You should be aware if it is less than 80 years it will have adverse implications on the value of the apartment. It is worth checking with your bank that they are happy with residual term of the lease. A short lease means that you will most likely require a lease extension at some point and you need to have some idea of how much this will be. Remember, in most cases you will be required to have owned the property for 24 months in order to be eligible to exercise a lease extension. Be sure to find out if there is anything that is prohibited in the lease. By way of example some leases prohibit pets being permitted in certain buildings in Market Rasen. If you love the propertyin Market Rasen however your cat can’t make the move with you then you have a very hard determination.