We are purchasing a 2 bedroom flat in Cimla with a mortgage. We like our Cimla solicitor, but the bank advise he's not on their "panel". It appears that we have no option but to use one of the lender panel solicitors or keep our Cimla conveyancer as well as pay for one of their panel firms to represent them. We regard this is unjust; is there anything we can do?

No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’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 Cimla conveyancing solicitor to apply to be on the conveyancing panel.

I am being advised by my solicitor that missing deeds insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Cimla?

The right level of missing deeds indemnity insurance depends on who your lender is. It would differ for example between Yorkshire Building Society and Norwich and Peterborough Building Society. Conveyancing practitioners as opposed to borrowers take out such policies.

Is it correct that all Cimla CQS (Conveyancing Quality Scheme) solicitors are on the Leeds Building Society conveyancing panel?

It is true that some lenders now use CQS as the kick off point for Panel approval such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of conveyancing solicitors.

Is it the case that all Cimla solicitor practices on the Santander conveyancing panel are regulated by the Solicitors Regulatory Authority?

As solicitors, in order to be on the Santander approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. Many lenders do allow licenced conveyancers on their panel and in such a situation the organisation would be overseen by the Council of Licensed Conveyancers.

Are there restrictive covenants that are commonly picked up during conveyancing in Cimla?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Cimla. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

As co-executor for the estate of my uncle I am disposing of a residence in Neath but live in Cimla. My conveyancer (approximately 235 kilometers awayrequires that I execute a statutory declaration prior to completion. Can you recommend a conveyancing practitioner in Cimla to witness this legal document for me?

Technically speaking you should not need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or solicitor will suffice regardless of whether they are Cimla based

My brother mentioned that before choosing a conveyancing lawyer they must be approved by your bank. I am new to the process but I have an offer in principle via HSBC and I already have a local conveyancing solicitor in Cimla lined up. Does Birmingham Midhshires insist on an approved solicitor to be selected? Does a directory of approved firms even exist so I can pick a conveyancing lawyer in Cimla?

You should instruct a solicitor that is on the Birmingham Midhshires panel. Simply ring your chosen Cimla conveyancing lawyer to check if they are on the Birmingham Midhshires panel. If they are not approved you have numerous options available to you here:

• Carry on with your preferred Cimla conveyancing practitioner but Birmingham Midhshires will undoubtedly retain a conveyancing practitioner on their approved list. The net impact is additional cost together with probable delay.
• Get a fresh lawyer to act in the purchase, making sure they are on the Birmingham Midhshires conveyancing panel.
• Appeal to your solicitor to seek to join the mortgage company panel.