My wife and I are purchasing a 3 bedroom apartment in Christchurch with a mortgage. We would like to retain our Christchurch solicitor, but the lender says she’s not on their "panel". It appears that we have little choice but to appoint one of the mortgage company panel conveyancing practices or retain our Christchurch conveyancer as well as pay for one of their panel lawyers to represent them. This seems very unfair; is there anything we can do?

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 Christchurch conveyancing solicitor to apply to be on the conveyancing panel.

Our conveyancer has uncovered a a problem with the lease for the apartment we are buying in Christchurch. The seller’s lawyers have offered defective title insurance as a workaround. We are happy with insurance and will pay for it. Our conveyancer has advised that he must ensure that the bank is happy with this solution. Are we the client or is the bank?

Even though you have a mortgage offer from the bank does not mean to say that the property will meet their specifications for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook specifications. You and the mortgage company are the client. The appropriate lender provisions must be adhered to.

I am buying my first flat in Christchurch with a loan from Virgin Money. The developers refused to move on the amount so I negotiated five thousand pounds worth of additionals instead. The estate agent advised me not disclose to my solicitor about this extras as it may jeopardize my loan with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I am looking into buying my first house which is in Christchurch and I am already nervous. I couldn't find anything specific about Christchurch. Conveyancing will be needed in due course but do you know about the Christchurch area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at Christchurch. In the meantime here are some basic statistics that we found

We're FTB’s - had an offer accepted, yet the agent has warned us that the vendor will only go ahead if we use their recommended solicitors as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a family solicitor accustomed to conveyancing in Christchurch

We suspect that the owner is unaware of this request. If they desire ‘a quick sale', alienating a serious buyer is counter productive. Contact the owners directly and make the point that (a)you are motivated buyers (b)you are ready to go, with finances in place © you are chain free (d) you intend to proceed fast (e)but you will continue to instruct your preferred Christchurch conveyancing solicitors - rather thanthose that will earn their estate agent a introducer fee or hit his conveyancing thresholds demanded by senior management.