My wife and I are buying a 1 bedroom apartment in Bletchley with a mortgage. We wish to retain our Bletchley solicitor, however the mortgage company advise she’s not on their "panel". We have to appoint one of the lender panel firms or retain our Bletchley solicitor and pay for one of their panel lawyers to act for them. We regard this is unjust; is there anything we can do?

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 Bletchley conveyancing lawyer to apply to be on the conveyancing panel.

I am considering applying for a Leeds Building Society mortgage for purchase of a newly converted (under development) in Bletchley with 70% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Leeds Building Society ?

In theory, you could use a solicitor that is not on the Leeds Building Society conveyancing panel, but Leeds Building Society would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.

About to purchase a new build apartment in Bletchley. Conveyancing is daunting 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 legal work.

Here are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Bletchley

Please confirm the Lease plans are architect prepared. 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. 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. Forfeiture - bankruptcy or liquidation must not apply under this provision.

Due to the advice of my in-laws I had a survey completed on a house in Bletchley before instructing solicitors. I have been advised that there is a flying freehold overhang to the property. Our surveyor has said that some mortgage companies may not grant a loan on such a home.

It depends who your proposed lender is. Santander has different requirements for example to Nationwide. Should you wish to call us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Bletchley. Conveyancing may be slightly more expensive based on your lender's requirements.

Am I best advised to use a Bletchley conveyancing solicitor who is local to the property I am hoping to buy? We have a good friend who can handle the legal formalities however her office is 200miles away.

The primary upside of using a local Bletchley conveyancing firm is that you can attend the office to execute paperwork, hand in your ID and pester them where appropriate. They will also have local insight which is a bonus. However nothing is more important than finding someone that will pull out all the stops for you. If if people you trust used your friend and they were content that must trump using an unknown Bletchley conveyancing lawyer solely due to them being based in the area.