Me and my fiance are buying an apartment in Clare. My property lawyer has never been on on the bank conveyancing panel. Is it possible for me to appoint my Clare conveyancing solicitor notwithstanding that they are excluded from the bank panel?

One will need to appoint a conveyancer to deal with the formalities when you require a loan to buy your home. They will conduct all the essential investigations on the property, ensuring that you’re properly registered as the owner and ensure that all the necessary mortgage documentation is in order. You could instruct a Clare solicitor of your choosing. However, where the conveyancing practitioner appointed is not a member of the mortgage company solicitor panel further fees will be levied as separate legal representation will be need by the bank. Lender panel applications may be submitted, so if your lawyer has not historically applied for membership they should do so.

I am getting closer to an exchange on a house in Clare and my mum and dad have transferred the exchange deposit to my conveyancing practitioner. I am now advised that as the deposit has not come from me my conveyancing practitioner needs to disclose this to my mortgage company. I am advised that, in also acting for the bank he must inform them that the balance of the purchase price is coming from anyone other than me. I informed the mortgage company about my parents' contribution when I applied for the mortgage, so is it really necessary for this now to hold matters up?

Your lawyer is obliged to clarify with the bank to make sure that they know that the balance of the purchase price is not from your own resources. Your solicitor can only reveal this to your mortgage company if you agree, failing which, your lawyer must cease to continue acting.

My wife and I purchased a renovated Edwardian house in Clare. Conveyancing solicitor represented me and Barclays . I did a free Land Registry search last week and I saw a couple of entries: the first freehold, the second leasehold with the exact same property. I'd like to know for sure, how can I find out??

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 Clare 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 mortgage companies. You can also enquire as to the situation with your conveyancing practitioner who conducted the work.

Just had an offer accepted on a new build apartment in Clare. Conveyancing is a frightening process 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.

Set out below are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Clare

There must be mutual enforceability of lessee’s covenants. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Please confirm the Lease plans are surveyor prepared. Forfeiture - bankruptcy or liquidation must not apply under this provision.

We're novice buyers - had an offer accepted, but the agent informed us that the owners will only move forward if we instruct the agent's preferred conveyancers as they are insisting on an ‘expedited deal’. We would rather use a local conveyancer accustomed to conveyancing in Clare

It is unlikely the vendors are driving this. Should the owner desire ‘a quick sale', alienating a motivated purchaser is likely to cause more damage than good. Avoid the agents and go straight to the sellers and explain that (a)you are motivated purchasers (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)but you intend to appoint your own,trusted Clare conveyancing firm - rather thanthose that will earn their estate agent a commission or achieve conveyancing targets pre-set by head office.