Me and my partner are purchasing a 2 bedroom apartment in Bradmore with a mortgage. We like our Bradmore lawyer, however the mortgage company says she’s not on their "panel". We have to appoint one of the bank panel firms or continue with our Bradmore lawyer as well as pay for one of their panel ones to represent them. This seems very unfair; are we not able to insist that the mortgage company use our Bradmore lawyer ?

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. Another option that might be available is for your Bradmore conveyancing solicitor to apply to be on the conveyancing panel.

My wife and I are acquiring a newly built apartment in Bradmore and my solicitor is telling me that she has to the bank to disclose incentives from the builder. I am under pressure to exchange and my preference is not to delay the conveyancing. Is my lawyer right?

You should not exchange unless you have been advised to do so by your property lawyer. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

My father informed me that in buying a property in Bradmore there could be a number of restrictions limiting what one can do in terms of external changes to a property. Is this right?

There are a number of properties in Bradmore which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Bradmore should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

Please help - my lawyer says that lack of right of way insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Bradmore?

The right level of lack of right of way indemnity insurance depends on your lender. It would differ for example between Birmingham Midshires and Chelsea Building Society. Conveyancing lawyers as opposed to borrowers take out such insurances.

My sealed bid on a detached house in Bradmore has been agreed to, the sellers do nevertheless have a connected purchase. The owners have placed an offer on a flat, but it’s not yet agreed to, and have viewings of other flats booked. I have selected a nearby conveyancing solicitor in Bradmore. What should be my next step? At what stage should I apply for the mortgage with TSB?

It is understandable to have anxieties where there is a chain as you are unlikely to want to incur costs prematurely (mortgage application is approx one thousand pounds, then valuation, Bradmore conveyancing search charges, etc). First, you should ensure that your lawyer is on the TSB approved list. Concerning the next stages this very much dictated by the circumstances of your case, desire for the property and on the state of the market. In a rising market some home buyers will apply for the mortgage with TSB and pay for the valuation and only if it was satisfactory would they ask their conveyancer to press on with searches.

Will commercial conveyancing searches reveal planned roadworks that may affect a commercial site in Bradmore?

Many commercial conveyancing solicitors in Bradmore will order a SiteSolutions Highways report as it reduces the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in Bradmore. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Bradmore.

For each commercial conveyancing transaction in Bradmore it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately can cause delays to Bradmore commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Bradmore.

I am buying a new build apartment in Bradmore. Conveyancing is necessary evil 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.

Set out below is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Bradmore

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. 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. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?