My lawyer has uncovered a defect with the lease for the apartment we are buying in Crook Log. The seller’s lawyers have suggested title insurance as a solution. We are happy with insurance and will pay for it. Our property lawyer has advised that he must check that the mortgage company is willing to move forward with this solution. Are we the client or is the bank?

The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the lender are the client. Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your conveyancing practitioner will have no choice but to discontinue acting for you.

I've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what should have been a straight forward, no chain conveyancing. Crook Log is the location of the property. Can you shed any light on this issue?

Flying freeholds in Crook Log are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Crook Log you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Crook Log may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

I have been advised by a number of property agents in Crook Log to find a conveyancer using your seach tool. Is there a financial upside for Estate Agents to offer your site over alternative conveyancing organisations?

We don’t make any financial incentive for directing people our way. We found it would be just too difficult a fee because members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.

I am a fortnight into a leasehold purchase having been directed to solicitors by the high street agent to execute conveyancing in Crook Log. I am am extremely dissatisfied with the level of service. Could you you assist me in finding new conveyancers?

A lawyer would need to be really poor to suggest changing them. Has the mortgage offer been generated? In the event that it has you will need to make them aware of the replacement lawyer and get the offer are re-issued. Your conveyancer needs to be on the mortgage company panel to avoid escalating expenses and complications. That should be your first question of the new lawyers. The search tool will assist you in finding a lender approved solicitor for your conveyancing in Crook Log

I need to change lawyers as my Crook Log lawyer is not on the lender's panel of conveyancing solicitors. Is it advisable to appoint a new law firm?

In the event that you have not formally appointed a solicitor to do anything for you and have just received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Crook Log that you're thinking of instructing.