Me and my partner are buying a 1 bedroom flat in Broughton with a mortgage. We wish to retain our Broughton conveyancer, however the bank says she’s not on their "panel". We have to appoint one of the lender panel conveyancing practices or retain our Broughton and pay for one of their panel ones to represent them. This feels very unfair; 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. Another option that might be available is for your Broughton conveyancing solicitor to apply to be on the conveyancing panel.

I am the sole recipient of my late father’s estate with all property in now in my sole name, including the my former home in Broughton. The Broughton property was put into my name in . I want to move. I understand that there is a Mortgage Lenders 6 month 'rule', which means that my property ownership will be considered the same way as if I'd bought the property in . Do I have to wait 6 months to sell?

The CML handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be impacted by that. Some banks would take a pragmatic view as this provision primarily exists to pick up on the purchase and immediately sell or the wholesaling and assigning of property.

Can I be sure that the Broughton conveyancing solicitor on the panel is any good?

When it comes to conveyancing in Broughton seeking recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the lawyer carrying out your conveyancing.

After shopping around on the internet I have found a Broughton having checked that they are on the conveyancing panel. Does my lawyer arrange the survey of the property?

will need an independent valuation of the property. Your lawyer will not arrange this. Usually will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Broughton postcode. As you are getting a mortgage with , you could contact them to see if they have a list of approved surveyors in Broughton.

I require fast conveyancing in Broughton as I am under a deadline to exchange contracts inside 4 weeks. A home loan is not required. Can I decline from having conveyancing searches to save fees and time?

As you are not obtaining a home loan you are at liberty not to do searches although no lawyer would suggest that you don't. Drawing on years of experience of conveyancing in Broughton the following are examples of issues that can be revealed and adversely affect the marketability of the property: Refused Planning Applications, Overdue Charges, Outstanding Grants, Road Schemes,...

Are there any apps to help locate a Broughton law firm on the conveyancing panel? I drive a motor bike and am happy to travel upto 20miles to meet the conveyancer.

You can use the search on this website. Please choose the bank and your location and you will see a number of Broughton conveyancing lawyers based on proximity. We have listed some Broughton conveyancing firms towards the end of this page and you can telephone them to check whether they are on the panel

The solicitors handling our conveyancing in Broughton has sent documents to review that reveal that the property is unregistered with epitome documents. Is it not the case that all houses in Broughton should be registered?

Although most properties in Broughton are now registered with the Land Registry there are still some that are unregistered. Any property in Broughton that has been transferred since the late 1980’s will have been registered at the Land Registry under the compulsory ‘first registration’ scheme. However, if a Broughton property has not changed hands in that time then it’s likely the old fashioned title deeds will be the only evidence of ownership.Many Broughton conveyancing solicitors should be capable of dealing with such matters but if any uncertainty exists the usual guidance presently appears to be for the current owners to register the title first and subsequently deal with the dispose of the property to the purchaser - this can though naturally cause a drawn-out home move.