Me and my fiance are purchasing a 2 bedroom apartment in Cromer with a mortgage. We would like to retain our Cromer solicitor, however the lender advise he's not on their "panel". It appears that we have no choice but to instruct one of the lender panel firms or retain our Cromer solicitor and pay for one of their panel ones to act for them. We feel that this is inequitable; can we not demand that the lender use our Cromer conveyancer ?

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. Another option that might be available is for your Cromer conveyancing solicitor to apply to be on the conveyancing panel.

We are nearing an exchange on a property in Cromer and my parents have transferred the 10% deposit to my solicitor. I am now advised that as the deposit has not come from me my property lawyer needs to make a notification to my bank. I am advised that, in also acting for the mortgage company he must inform them that the balance of the purchase price is not just from me. I disclosed to the mortgage company concerning my parents' contribution when I applied for the mortgage, so is it really appropriate for him to raise this?

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

I am buying a new build flat in Cromer. Can I do my own conveyancing?

Leaving aside the complexities and merits of DIY conveyancing in Cromer you will have to appoint a solicitor on your bank's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Cromer.

Me and my partner are purchasing a property in Cromer. I might seem paranoid but how we can trust a solicitor? At some point we will need to send our life savings into their account. What protection do we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I'm the sole recipient of my late grandmother’s will and I have everything in my name alone, including the house in Cromer. The Cromer property was put into my name in January. I now wish to sell up. I understand that there is a Mortgage Lenders six month 'rule', meaning my property ownership will be treated the same way as if I'd bought the house in January. Will no one buy the property for half a year?

The Council of Mortgage Lenders’ handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be affected by that. How practical a view banks take of it, depend on the bank as this provision is principally there to pick up on subsales or the flipping of properties.

My partner and I are spending time looking at houses in Cromer and I am now considering a potential offer. Is it best to have my lawyer on ‘stand by’? I am planning to take a home loan with Coventry BS.

You should start requesting conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the estate agent. As you are getting a mortgage with Coventry BS, ask your prospective lawyers if they are on the Coventry BS conveyancing panel otherwise they can't do the mortgage legal work.

About to purchase a new build apartment in Cromer. Conveyancing is necessary evil 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.

Here are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Cromer

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Forfeiture - bankruptcy or liquidation must not apply under this provision. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.