Am I correct in assuming that the fact that my solicitor in Callerton is not listed on my bank's conveyancing panel that there is a problem with the quality of his conveyancing?

That would most likely be a wrong assumption to make. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Callerton conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.

After looking at consumer advice sites for a conveyancing solicitor in Callerton, many comment that I should look for a CQS accredited lawyer. Can you explain what CQS is?

The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in home moving process, trusted by some of the UK's biggest lenders. Four years ago the Conveyancing Quality Scheme was officially recognised by the Association of British Insurers (ABI). CQS is not a scheme offered by the Society for Licensed Conveyancers. Callerton is one of the numerous areas in England and Wales where there are Accredited lawyers.

I am buying a victorian detached house in Callerton. We would like to carry out a loft conversion at the property.Will legal due diligence on the property include checks to see if these alterations were previously refused?

Your solicitor should review the registered title as conveyancing in Callerton can occasionally identify restrictions in the title documents which prevent categories of alterations or necessitated the permission of a 3rd party. Many works need local authority planning consent and approval under the building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these issues with a surveyor ahead of any purchase.

I am currently in the process of buying my council flat in Callerton. I have a mortgage agreed with Barclays. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Barclays, you will need to appoint a solicitor on the Barclays conveyancing panel.

It is not clear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Callerton bank branch on numerous occasions and was advised it wasn't an issue and they will lend. My Callerton conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they refuse to lend in accordance with their published requirements. I have no idea who is right.

As long as the solicitor is on the lender panel, she or he must follow the CML Handbook specifications for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.

I am buying a new build flat in Callerton. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Callerton

Please supply a car parking plan. There must be mutual enforceability of lessee’s covenants. Forfeiture - bankruptcy or liquidation must not apply under this provision. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.

We are hoping to buy a four room apartmentin Callerton with a home loan from a mortgage company. We have selected a lawyer in Callerton but our mortgage company inform us now that she’s not listed on their "panel". Apparently we need to choose one of the our bank panel firms or stay with our Callerton solicitor and incur the extra fees for one of their panel ones to represent our lender. This seems very unfair; Can we not simply insist that our bank use our Callerton lawyer?

No, not really. The lender mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the mortgage company's conveyancing panel. Until recently, most banks had large numbers of law firms on their panels, including almost all conveyancing solicitors in Callerton : 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 lawyer to apply to be on the conveyancing panel for your lender.