My wife and I are purchasing a 3 bedroom flat in Grassendale with a mortgage. We would like to retain our Grassendale lawyer, but the mortgage company advise she’s not on their "panel". We have to appoint one of the lender panel conveyancing practices or continue with our Grassendale conveyancer and pay for one of their panel ones to represent them. This seems very unfair; can we not insist that the mortgage company use our Grassendale 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 Grassendale conveyancing lawyer to apply to be on the conveyancing panel.

We are purchasing a newly built apartment in Grassendale and my conveyancer is advising me that she has to the bank to reveal incentives from the developer. I am nearing the developer’s deadline to exchange and my preference is not to prolong deal. is my lawyer playing by the book?

You should not exchange unless you have been advised to do so by your conveyancer. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook requirements. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

What is the difference between a licensed conveyancer and conveyancing solicitor in Grassendale

Two types of professional can do conveyancing in Grassendale namely CLC regulated conveyancers or solicitors. The two can provide conveyancing services that required to complete the disposal or purchase of property. Both are required to conduct Grassendale conveyancing on similar standards and guidelines so you may be safe in the knowledge that your conveyancing will be professionally conducted and that all requirements and steps should be suitably taken.

I was told four weeks ago that my mortgage has been agreed to by Coventry BS. Is it usual for Coventry BS to only issue the offer once my solicitor in Grassendale is approved on their conveyancing panel? Coventry BS have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Coventry BS to deal with your lawyer's application to be on the Coventry BS conveyancing panel. There's no guarantee that your solicitor will be accepted.

After shopping around on the internet I have found a Grassendale property lawyer having made sure that they are on the Santander conveyancing panel. Does my lawyer arrange the survey of the property?

Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander 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. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Grassendale postcode. As you are getting a mortgage with Santander, you could contact them to see if they have a list of approved surveyors in Grassendale.

The estate agent has sent us the confirmation of our purchase of a new build flat in Grassendale. 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.

Set out below is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Grassendale

If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

I am looking for a ground for flat up to £305k and identified one round the corner in Grassendale I like with amenity areas and transport links in the vicinity, the downside is that it's only got 49 years on the lease. I can't really find anything else in Grassendale in this price bracket, so just wondered if I would be making a mistake buying a short lease?

Should you require a mortgage that many years will likely be a potential deal breaker. Discount the price by the expected lease extension will cost if not already taken into account. If the current owner has owned the premises for at least twenty four months you may ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer about this matter.