Me and my fiance are buying a 3 bedroom apartment in Gotham with a mortgage. We like our Gotham lawyer, however the mortgage company advise she’s not on their "panel". It appears that we have little choice but to appoint one of the lender panel conveyancing practices or retain our Gotham conveyancer and pay for one of their panel ones to represent them. We feel that this is unjust; are we not able to demand that the lender use our Gotham lawyer ?

Unfortunately,no. The mortgage offered to you 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 Gotham conveyancing lawyer to apply to be on the conveyancing panel.

I am about to complete on the purchase of a house in Gotham but as a result of damage from the recent storms I have was able negotiate compensation from the owner in the sum of £3k in the form of a adjustment in the price. I had intended this to be addressed as part of the conveyancing process however Skipton will not permit this. Should they have been involved?

The conveyancer being on the Skipton approved list is duty bound to advise Skipton of any variations to the sale price. If you prohibit your conveyancing practitioner to disclose the reduction to Skipton then they would have to discontinue acting for you. In addition, Skipton and you would have to appoint a new lawyer for your conveyancing in Gotham.

I am considering remortgaging my flat in Gotham, does my lawyer need to be on the Coventry BS Conveyancing panel?

There is nothing to stop you using your solicitor, but Coventry BS will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.

Are there restrictive covenants that are commonly picked up as part of conveyancing in Gotham?

Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Gotham. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

About to purchase a new build flat in Gotham. 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 questions that you may expect your new-build leasehold conveyancing in Gotham

Please confirm the Lease plans are surveyor prepared. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Forfeiture - bankruptcy or liquidation must not apply under this provision. 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.