Me and my fiance are purchasing a 2 bedroom flat in Aston with a mortgage. We would like to retain our Aston solicitor, but the mortgage company advise he's not on their "panel". It appears that we have no choice but to appoint one of the bank panel conveyancing practices or continue with our Aston conveyancer and pay for one of their panel lawyers to act for them. We feel that this is unjust; 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 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 Aston conveyancing solicitor to apply to be on the conveyancing panel.

Me and my fiancee are buying our first house. The solicitor has contact usto enquire if we would like to purchase supplemental conveyancing searches. We are really unsure what's necessary for conveyancing in Aston

The number and type of Aston conveyancing searches should be dictated entirely on the property, the location, the possibility of any of these risks, your knowledge of the region and risks, your overall attitude to risk. What matters is that you adequately understand what information each search could give you. Then you can make a decision if you personally think you need that information. Where you are in doubt, ask your lawyer to guide you.

Our lender has suggested a law firm on their panel based in Aston but I would rather use a conveyancing lawyer in Aston round the corner to me. Can you assist?

It is by no means the case that all Aston conveyancing practices are approved and listed on all banks conveyancing panel. Please make use of our find an approved solicitor tool to identify a Aston conveyancing firm on the on the mortgage company panel.

Should our lawyer be raising enquiries concerning flooding during the conveyancing in Aston.

The risk of flooding is if increasing concern for conveyancers dealing with homes in Aston. Plenty of people will purchase a property in Aston, fully expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Solicitors are not best placed to give advice on flood risk, however there are a numerous checks that can be initiated by the purchaser or by their lawyers which should figure out the risks in Aston. The conventional set of completed inquiry forms supplied to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) contains a standard inquiry of the owner to determine if the property has ever been flooded. In the event that the residence has been flooded in past which is not disclosed by the vendor, then a buyer may issue a compensation claim as a result of such an misleading response. A buyer’s solicitors will also order an environmental report. This should reveal if there is any known flood risk. If so, further investigations should be made.

I have been on the look out for a ground for flat up to £305k and identified one near me in Aston I like with amenity areas and station nearby, the downside is that it only has 49 remaining years left on the lease. I can't really find anything else in Aston suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?

Should you need a mortgage the remaining unexpired lease term may be problematic. Reduce the offer by the expected lease extension will cost if not already taken into account. If the current owner has owned the property for at least 2 years you may request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this.