Me and my partner are buying a 2 bedroom flat in Audenshaw with a mortgage. We would like to retain our Audenshaw lawyer, however the bank says he's not on their "panel". It seems we have little option but to instruct one of the lender panel firms or continue with our Audenshaw as well as pay for one of their panel firms to represent them. We consider that this is unjust; can we not require that the bank use our Audenshaw ?

Unfortunately,no. 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. A further alternative is for your Audenshaw conveyancing solicitor to apply to be on the conveyancing panel.

As someone unfamiliar with the Audenshaw conveyancing process what is your top tip you can give me for the legal transfer of property in Audenshaw

You may not hear this from too many lawyers but conveyancing in Audenshaw and elsewhere in is an adversarial experience. In other words, when it comes to conveyancing there exists an abundance of opportunity for confrontation between you and others involved in the transaction. E.g., the seller, property agent and even potentially a lender. Selecting a law firm for your conveyancing in Audenshaw an important selection as your conveyancer is your adviser, and is the ONLY person in the transaction whose interest is to look after your best interests and to keep you safe.

Every so often a potential adversary may try and sway you that you should follow their advice. For example, the estate agent may claim to be assisting by claiming that your lawyer is slow. Or your mortgage broker may advise you to do something that is against your lawyers recommendation. You should always trust your lawyer above all other parties in the conveyancing process.

Do the Building Society Association intend to launch a search tool with a view to to identify solicitors on the conveyancing panel for example in Audenshaw?

We have not been informed any plans on the part of the BSA to develop such a tool.

What is the difference between a licensed conveyancer and conveyancing solicitor in Audenshaw

There are many registered licenced Conveyancers in Audenshaw and Solicitor firms in Audenshaw who can assist with your conveyancing It is important to make clear that the two are regulated professionals specialising in the legal work in transferring property. Both can conduct associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

We had chosen conveyancers with offices in Audenshaw on the solicitor panel. They are now charging me a separate fee for dealing with the mortgage. Is this a supplemental conveyancing fee set by ?

As unfair as it may seem, as long as it’s in their Terms of Engagement or Quote then yes your can levy a fee for this. This fee is not set by but by your Audenshaw . Numerous firms on the panel will levy an ‘acting for lender’ fee but plenty of firms incorporate it on their overall fee.

My partner and I are spending time viewing houses in Audenshaw and I am about to put in an offer. Should I already have a appointed at this point? I intend to finance via a home loan with .

You should start obtaining conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the selling agent. Given that you are taking out a mortgage with , ask your prospective lawyers if they are on the conveyancing panel otherwise they can't do the mortgage legal work.

Due to the input of my in-laws I had a survey completed on a property in Audenshaw in advance of appointing conveyancers. I have been informed that there is a flying freehold aspect to the house. My surveyor advised that some lenders may refuse to grant a mortgage on this type of premises.

It depends who your proposed lender is. Lloyds has different instructions for example to Birmingham Midshires. If you e-mail us we can look into this further via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Audenshaw. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Audenshaw to see if the conveyancing costs will increase in light of this.