My IFA has asked me for my Fairwater solicitor’s panel reference for the Santander conveyancing panel. Can you suggest how I discover this. I have contacted my local Fairwater branch but they don't know it.

The sensible thing to do is ask for this information from your Fairwater conveyancer . They retain a central record lender panel numbers.

we are a couple who wish to acquire a newbuild apartment in Fairwater with a loan from Leeds Building Society.We have a Fairwater conveyancing practitioner but Leeds Building Society says he's not listed on their approved list of member firms. We have to appoint a Leeds Building Society panel lawyer or retain our high street solicitor and pay for a Leeds Building Society panel lawyer to represent them. We feel as though this is unjust; is there anything we can do?

No, not really. The home loan issued to you is subject to its terms and conditions, a common one being that conveyancers needs to be on the Leeds Building Society approved list. Until recently, most banks 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 lawyer to apply to be on the conveyancing panel for Leeds Building Society

We had appointed conveyancing lawyers located in Fairwater on the Nottingham solicitor panel. They have just billed me an additional charge for dealing with the Nottingham mortgage. Is this a supplemental conveyancing fee specified by Nottingham?

As unfair as it may seem, as long as it’s in their Terms of Engagement or Quote then yes your property lawyer is entitled to levy a fee for this. This charge is not set by Nottingham but by your Fairwater conveyancing practitioner. Plenty of firms on the Nottingham panel will charge an ‘acting for lender’ fee and others do not.

I can not fathom if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Fairwater building society branch on numerous occasions and was told they are content with the situation and they will lend. My Fairwater conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they will not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?

Provided that the conveyancer is on the mortgage company approved list, she or he must adhere to the Council of Mortgage Lenders’ Handbook provisions for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.

Planning on purchasing a house in Fairwater. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Kent Reliance conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Fairwater property lawyer is on the Kent Reliance conveyancing panel.

Just had an offer accepted on a new build apartment in Fairwater. 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.

Here are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Fairwater

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please supply a car parking plan. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.

I am 14 days into a leasehold purchase having been recommend to solicitors by the estate agent to handle our conveyancing in Fairwater. We are not happy. Could you you assist me in finding new solicitors?

A lawyer would have to be very bad to suggest replacing them. Has the mortgage been issued? If so you will need to make them aware of the new contact details and get the mortgage documents are re-sent. The conveyancer needs to be on the mortgage company approved list to avoid escalating fees and frustration. So that should be your starting point. Our find a solicitor tool will assist you in finding a lender approved lawyer for your conveyancing in Fairwater