My fiance and I are hoping to buy a newly converted apartment in Blackley with a mortgage from Norwich and Peterborough Building Society.We use our Blackley conveyancing lawyer but Norwich and Peterborough Building Society informed us her practice is not on their "panel". we are left little option but to use a Norwich and Peterborough Building Society panel solicitor or keep our high street solicitor and pay for a Norwich and Peterborough Building Society panel lawyer to represent them. This seems very unfair; is there anything we can do?

No, not really. The home loan issued to you is subject to its various provisions, a common one being that lawyers needs to be on the Norwich and Peterborough Building Society approved list. Until recently, most mortgage companies had large numbers of solicitors on their panels: a borrower could find 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 Norwich and Peterborough Building Society

I just acquired a flat at auction in Blackley. Conveyancing is necessary. What are my next steps?

Given that you are now exchanged you must hire the services of a conveyancing practitioner quickly as you are faced with a fast approaching a drop dead date to complete the deal. All auction property will have an associated legal set of papers. This should include most,if not all of the documents that your solicitor will need. In the case of leasehold premises the conveyancing papers may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to a leasehold property. You need to pass this on to the solicitor instructed by you as soon as possible. Do make sure that you have funds organised to complete the transaction on the set completion date.

My husband and I have organised a further advance on our home loan from Barclays as we want to carry out alterations to our home in Blackley. Are we obliged to appoint a local Blackley solicitor on the Barclays conveyancing panel to deal with the paperwork?

Barclays would not normally require firms on their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Barclays panel.

We were going to get a AIP from TSB this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do TSB recommend any Blackley solicitors on the TSB conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Blackley solicitors independently although you'll need to choose one on the TSB conveyancing panel. The solicitor represents both you and TSB through the process.

The deeds to our home can not be found. The lawyers who conducted the conveyancing in Blackley 10 years ago have long since closed. What are my next steps?

Assuming you have a registered title the information relating to your ownership will be held by HMLR under a Title Number. It is possible to carry out a search at the Land Registry, find your property and obtain current copies of the Registered Entries for less than a fiver. If the property is Leasehold then the Land Registry will in most cases retain a file duplicate of the Registered Lease and again, a copy can be obtained for £20 inclusive of VAT.

I've recently found out that there is a flying freehold issue on a property I have offered on last month in what was supposed to be a simple, no chain conveyancing. Blackley is where the house is located. Can you shed any light on this issue?

Flying freeholds in Blackley are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Blackley you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Blackley 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 premises.

I previously advised by my bank that their panel lawyers work on no move no fee basis for conveyancing in Blackley. I had a purchase abort and now the lawyers have requested search fees! They are stating that the fees are seperate!

Blackley conveyancing search fees are disbursements not solicitors costs as these are payable to a third party.