My wife and I are purchasing a 3 bedroom flat in Handforth with a mortgage. We have a Handforth solicitor, but the mortgage company advise he's not on their "panel". We have to appoint one of the mortgage company panel firms or keep our Handforth conveyancer as well as pay for one of their panel ones to act for them. We feel that this is unjust; can we not demand that the mortgage company use our Handforth conveyancing practitioner ?

No, not really. Your mortgage offer 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. A further alternative is for your Handforth conveyancing lawyer to apply to be on the conveyancing panel.

My husband and I are purchasing a purpose built apartment in Handforth with a loan from Godiva Mortgages Ltd.We would like to retain our Handforth conveyancing practitioner but Godiva Mortgages Ltd says his firm is not listed on their approved list of member firms. It seems we are left with little choice but to instruct a Godiva Mortgages Ltd panel solicitor or keep our local solicitor and pay for one of their panel ones to act for them. This seems very unfair; Can we not simply insist that Godiva Mortgages Ltd use our lawyer?

No, not really. The home loan offered to you contains various provisions, one of which will be that conveyancers must be on the Godiva Mortgages Ltd approved list. 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 lawyer to apply to be on the conveyancing panel for Godiva Mortgages Ltd

Do commercial conveyancing searches disclose impending roadworks that may affect a commercial premises in Handforth?

Many commercial conveyancing solicitors in Handforth will perform a SiteSolutions Highways report as it reduces the time that conveyancers expend in looking into accurate data on highways that impact buildings and development assets in Handforth. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Handforth.

For every commercial conveyancing transaction in Handforth it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may result in delays to Handforth commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Handforth.

Expecting to sign contracts shortly on a studio apartment in Handforth. Conveyancing lawyers assured me that they report fully tomorrow. What should I be looking out for?

The report on title for your leasehold conveyancing in Handforth should include some of the following:

The length of the lease term. You should receive guidance as what happens when the lease expires, and informed of the importance of the 80 year mark What options are open to you if a neighbour is in violation of a provision in their lease? Repair and maintenance of the flat Responsibility for repairing the window frames Information as to the provision as set out in the lease to to contribute towards maintenance costs - in relation to the building, and the wider rights a tenant enjoys

I am the registered owner of a ground floor flat in Handforth, conveyancing was carried out February 1998. How much will my lease extension cost? Comparable flats in Handforth with over 90 years remaining are worth £181,000. The ground rent is £55 per annum. The lease comes to an end on 21st October 2075

With just 50 years left to run we estimate the price of your lease extension to span between £31,400 and £36,200 plus costs.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.

I am about to complete buying a house in Handforth but as a consequence of damage from the recent storms I have negotiated reparation from the vendor of £3k in the form of a adjustment in the price. This was going to be dealt with as part of the conveyancing process but my mortgage company will not agree to this. Why were they notified?

Your conveyancer that is on the bank approved list is obliged to disclose to the lender of any variations to the purchase price. In the event that you did not allow your conveyancer to report the price change to your mortgage company then they would have to disinstructing themselves from acting for you and the bank.