My lawyer has uncovered a defect with the lease for the apartment we are buying in Fenton. The other side have put forward defective title insurance as a workaround. We are happy with insurance and will pay for it. Our property lawyer has advised that he must ensure that the mortgage company is happy with this solution. Who is the client here, us or the bank?

The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the lender are the client. Your property lawyer must comply with the UK Finance Lenders’ Handbook conditions. 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 conveyancer will have no choice but to discontinue acting for you.

We see that you have a post code search directory identifying firms on the Santander conveyancing panel. Do companies pay you a commission if I retain them for our conveyancing in Fenton?

We are a listing service only for law firms wishing to communicate if they are on the Santander conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Fenton.

Is it the case that all Fenton CQS (Conveyancing Quality Scheme) solicitors are on the Nottingham conveyancing panel?

A selection of banks and building societies now utilise CQS as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of firms.

I am purchasing a property in Fenton. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Skipton be concerned?

Given that you are obtaining a mortgage with Skipton your lawyer must follow the formal instructions contained in Section 2 of UK Finance Lenders’ Handbook for Skipton. The CML Handbook sets out minimum specifications for solar panel roof-space leases, and solicitors are required to report to Skipton where a lease does not comply with these conditions. The provisions relate to the installation of panels on properties in England and Wales and is not limited to Fenton.

I have instructed a Fenton conveyancer having made sure that they are on the Aldermore conveyancing panel. Does my lawyer arrange the survey of the property?

Aldermore will need an independent valuation of the property. Your lawyer will not arrange this. Usually Aldermore will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Fenton surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

three months have gone by following my purchase conveyancing in Fenton completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

My boyfriend is buying a leasehold flat in Fenton. He was given a quote by the conveyancing practitioner connected to the estate agents and it came to £1275 . It was seven years ago since I sold and purchased a house and the bill was £just under six hundred pounds. Have charges really gone up that much?

We would recommend that you e-mail a few local Fenton conveyancing firms seeking estimates. You should base your selection not only on cost, but on promptness and on how comprehensive the reply was.