My wife and I are intending to buy a 2 bedroom flat in Cheddar with a mortgage. We would like to retain our Cheddar lawyer, but the bank advise she’s not on their "panel". It seems we have no choice but to instruct one of the lender panel conveyancing practices or retain our Cheddar property lawyer as well as pay for one of their panel ones to represent them. We regard this is inequitable; can we not require that the lender use our Cheddar conveyancing practitioner ?

Unfortunately,no. Your mortgage offer 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 Cheddar conveyancing solicitor to apply to be on the conveyancing panel.

I had intended to instruct a property lawyer in Cheddar for our house purchase. Our broker has since notified us that our mortgage company Chelsea Building Society won't deal with them. Why is this not regarded as unfair competition?

A decade ago most lenders had an appetite for risk which was higher than today. Almost all Cheddar conveyancing firms would have been on many lender panels. The FSA in 2010 conducted a thematic investigation into mortgage fraud which concluded: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, mortgage companies are increasingly seeing more information from law firms about their operations and their employees and set certain criteria such a completing on a minimum amount of conveyancing. Many Cheddar conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Cheddar is one of the thousands of areas where the conveyancers we list are are approved Chelsea Building Society.

Will our conveyancer be asking questions regarding flooding as part of the conveyancing in Cheddar.

The risk of flooding is if increasing concern for solicitors dealing with homes in Cheddar. There are those who acquire a house in Cheddar, completely aware that at some time, it may suffer from flooding. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or dispose of the property. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.

Conveyancers are not best placed to offer advice on flood risk, however there are a number of searches that may be carried out by the buyer or by their solicitors which should give them a better understanding of the risks in Cheddar. The conventional set of property information forms supplied to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard inquiry of the vendor to discover whether the premises has historically flooded. In the event that flooding has previously occurred which is not revealed by the owner, then a buyer may issue a legal claim for losses stemming from an incorrect reply. A purchaser’s lawyers will also conduct an environmental report. This will reveal if there is a recorded flood risk. If so, additional investigations will need to be initiated.

About to purchase a new build apartment in Cheddar. 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 legal work.

Here is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Cheddar

Please supply a car parking plan. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Please confirm the Lease plans are surveyor prepared. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.

Having used your search tool I can't find the lawyer I was hoping to instruct as being on the lender conveyancing panel. My lawyer has said that they are on the bank approved panel. How can I be sure given that they are not listed on your directory?

Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the bank conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the mortgage company solicitor panel.