My husband and I are purchasing a 3 bedroom apartment in Hartford with a mortgage. We would like to retain our Hartford conveyancer, however the lender advise he's not on their "panel". It seems we have no choice but to instruct one of the mortgage company panel solicitors or retain our Hartford conveyancer as well as pay for one of their panel firms to represent them. This seems very unfair; are we not able to demand that the bank use our Hartford lawyer ?

No, not really. 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 Hartford conveyancing solicitor to apply to be on the conveyancing panel.

At what point does exchange of contracts occur in domestic conveyancing in Hartford and am I required to be at the conveyancers office?

Where you are round the corner to our conveyancing solicitors in Hartford you are invited in to sign documents. However, the lender approved solicitors we work with supply a countrywide conveyancing service and provide as equally comprehensive and professional a job for you when communicating with you by post or email. The executing of the contract is not the important part. Signing on the dotted line is necessary for the conveyancer to exchange contracts when the time is right, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Hartford)to be in the office at the appropriate time.

We have agreed to purchase a house in Hartford. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Santander be concerned?

Given that you are obtaining a mortgage with Santander your lawyer must check the conveyancing instructions outlined in Part two of UK Finance Lenders’ Handbook for Santander. The Council of Mortgage Lenders’ Handbook includes minimum conditions for solar panel roof-space leases, and property lawyers are required to report to Santander where a lease fails to comply with these requirements. The conditions relate to the installation of panels on properties nationwide and is not limited to Hartford.

I have decided to exercise my right to buy my property in Hartford off the council. I have a mortgage offer with Nottingham. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nottingham, you will need to appoint a solicitor on the Nottingham conveyancing panel.

Lloyds have agreed my home loan in principle, my bid on a apartment in Hartford has been agreed to, what are the next steps?

The estate agent will wish to be informed of your solicitor's details (make sure the property lawyers are on the bank’s approved list). Telephone Lloyds or your broker and finalise any appropriate documentation. Lloyds will appoint a valuer who will get in touch with the selling agent or owners to book a time for the valuation to occur. Once conducted (assuming no problems) it takes approximately a fortnight to receive the mortgage offer. Lloyds will issue the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Hartford.

I am buying a new build flat in Hartford. 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 legal work.

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

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?

My husband and I are 17 days into a residential purchase having been referred to conveyancers by the selling agent to perform conveyancing in Hartford. We are not happy. Could you help me find new solicitors?

They would need to be really bad in order to consider replacing them. Has your mortgage offer been generated? In the event that it has you need to advise them of the new contact details and have the offer are issued to the new lawyers. Your new conveyancer should be on the lenders approved list to avoid added fees and delays. So that should be your starting point. The search tool will help you find a lender approved lawyer for your conveyancing in Hartford