My wife and I are intending to acquire a 2 bedroom flat in Chadderton with a mortgage. We wish to retain our Chadderton lawyer, however the bank advise he's not on their "panel". We have to appoint one of the bank panel firms or continue with our Chadderton as well as pay for one of their panel firms to act for them. We regard this is inequitable; are we not able to demand that the bank use our Chadderton ?

Unfortunately,no. 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. A further alternative is for your Chadderton conveyancing solicitor to apply to be on the conveyancing panel.

It is 10 years ago since I bought my property in Chadderton. Conveyancing solicitors have recently been retained on the sale but I am unable to find my deeds. Is this a problem?

You need not be too concerned. First the deeds may be kept by your mortgage company or they may be in the possession of the conveyancers who oversaw your purchase. Secondly the chances are that the land will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers obtaining current official copies of the land registers. Most conveyancing in Chadderton relates to registered property but in the unlikely event that your home is not registered it is more problematic but is not insurmountable.

My relative recommended that where I am purchasing in Chadderton I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

This is a search is sometimes included in the estimate for your Chadderton conveyancing searches. It is not a small document of more than thirty pages, listing and detailing important information about Chadderton around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Chadderton Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful data about Chadderton.

My wife and I have a 4 bedroom Victorian house in Chadderton. Conveyancing solicitor acted for me and . I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, another for leasehold with the exact same property. Is it worth asking to clarify?

You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Chadderton and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the situation with the conveyancing lawyer who conducted the work.

Finally, a loan offer from a mortgage company for the refinancing of my 2 bedroom apartment is to be issued by the end of next week. Are you able to recommend a cheap remortgage conveyancing practitioner in Chadderton ?

You are on the wrong site if you are in need of the cheapest conveyancing in Chadderton. Our intention is to offer value for money conveyancing but we do not work with the cheapest lawyers. Do not be fooled by brokers offering low cost conveyancing in Chadderton.At best, in opting for cheap conveyancing, you will end up with what you pay for and at worst you will end up paying a lot in extras and still not receive the service expected.