Me and my partner are buying a 3 bedroom flat in Idle with a mortgage. We like our Idle conveyancer, however the mortgage company advise she’s not on their "panel". It appears that we have little choice but to use one of the mortgage company panel solicitors or keep our Idle as well as pay for one of their panel ones to act for them. We regard this is inequitable; can we not insist that the mortgage company use our Idle ?

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. Another option that might be available is for your Idle conveyancing solicitor to apply to be on the conveyancing panel.

Do the conveyancing practitioners that you recommend perform right to buy conveyancing in Idle?

We work with plenty of conveyancing conveyancers who can service right to buy conveyancing work Please call us with a view to get a costs illustration.

It is is a decade since I acquired my house in Idle. Conveyancing solicitors have now been instructed on the sale but I can't find my title documents. Will this cause complications?

You need not be too concerned. First the deeds may be kept by your lender or they may be in the possession of the conveyancers who handled the purchase. Secondly the chances are that the property will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors acquiring current official copies of the land registers. Most conveyancing in Idle involves registered property but in the unlikely event that your home is not registered it is more problematic but is not insurmountable.

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

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

There must be mutual enforceability of lessee’s covenants. Please confirm the Lease plans are architect prepared. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.

I have been on the look out for a leasehold apartment up to £245,000 and found one round the corner in Idle I like with open areas and transport links in the vicinity, the downside is that it only has 51 remaining years left on the lease. I can't really find anything else in Idle in this price bracket, so just wondered if I would be making a grave error purchasing a lease with such few years left?

If you require a mortgage that many years may be problematic. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of twenty four months you may request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this matter.