Me and my fiance are intending to acquire a 2 bedroom flat in Alvaston with a mortgage. We would like to retain our Alvaston solicitor, but the bank advise she’s not on their "panel". It seems we have little choice but to select one of the lender panel conveyancing practices or continue with our Alvaston conveyancer and pay for one of their panel lawyers to act for them. This seems very unfair; is there anything we can do?

No, not really. The mortgage offered to you 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. A further alternative is for your Alvaston conveyancing solicitor to apply to be on the conveyancing panel.

Last April we completed a house move in Alvaston. We have noticed several issues with the property which we consider were omitted in the conveyancing searches. Do we have any recourse? Can you clarify the type of searches that should have been carried out as part of conveyancing in Alvaston?

The query is not clear as to the nature of the problems and if they are specific to conveyancing in Alvaston. Conveyancing searches and due diligence undertaken as part of the legal transfer of property are designed to help avoid problems. As part of the legal transfer of property, a property owner completes a form called a SPIF. answers ends up being misleading, then you may have a claim against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Alvaston.

Are there restrictive covenants that are commonly picked up as part of conveyancing in Alvaston?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Alvaston. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

The estate agent has sent us the confirmation of our purchase of a new build flat in Alvaston. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Alvaston

Please supply a car parking plan. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Forfeiture - bankruptcy or liquidation must not apply under this provision. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.

Is it best to appoint a Alvaston conveyancing lawyer in close proximity to the house I am purchasing? An old friend can carry out the legal formalities however his firm is located 200miles away.

The benefit of a high street Alvaston conveyancing practice is that you can drop in to sign paperwork, present your identification documents and pester them if necessary. They will also have local insight which is a benefit. That being said nothing is more important than finding someone that will do a good and efficient job. If if people you trust used your friend and on the whole were content that should outweigh using an unknown Alvaston conveyancing lawyer just because they are Alvaston based.