My husband and I are hoping to acquire a 3 bedroom apartment in Kelsall with a mortgage. We like our Kelsall conveyancer, however the lender 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 Kelsall lawyer as well as pay for one of their panel firms to represent them. We feel that this is unjust; is there anything we can do?

Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’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 Kelsall conveyancing solicitor to apply to be on the conveyancing panel.

My wife and I are planning on selling our house in Kelsall and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. Any high street Kelsall lawyer would know this is not the case. For the life of me I don't know why the buyers are using a factory type conveyancing firm as opposed to a conveyancing solicitor in Kelsall. Having lived in Kelsall for 4 years we know of no issue. Do we get in touch with our local Authority to get clarification need.

It would appear that you have a conveyancing lawyer currently acting for you. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)

The deeds to our house can not be found. The solicitors who conducted the conveyancing in Kelsall 10 years ago have long since closed. What are my next steps?

You no longer need to have the physical deeds to establish that you own the land or property, given that the Land Registry have everything they need in a digital format.

I need to find a conveyancing solicitor for residential conveyancing in Kelsall. I have discover a site which looks to be the perfect solution If it is possible to get all formalities done via phone that would be ideal. Should I be concerned? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

Is there a difference between surveying and conveyancing in Kelsall?

Conveyancing - in Kelsall or elsewhere - is the legal term given to transferring legal title of property from one person to another. It therefore includes the checking of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you’re intending to buy and will help you discover the condition of the building and, if there are problems, give you a powerful reason for negotiating the purchase price down or asking the seller to fix the problems prior to you complete your move.