My IFA requires my Leyland law firm’s panel member for the Nationwide conveyancing panel. Can you suggest how I discover this. I have tried my local Leyland branch but they have not responded to me.

The sensible thing to do is ask for this information from your Leyland solicitor . Most Leyland law firms will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.

My husband and I wish to acquire a newly converted apartment in Leyland with a residential mortgage from Bank of Ireland.We like our Leyland conveyancing practitioner but Bank of Ireland informed us she’s not on their approved list of member firms. we are left little option but to use a Bank of Ireland panel lawyer or keep our preferred solicitor and pay for a Bank of Ireland panel lawyer to act for them. We feel as though this is unjust; Can we not simply insist that Bank of Ireland use our lawyer?

Unfortunately,no. The mortgage issued to you contains various provisions, a common one being that lawyers must be on the Bank of Ireland solicitor panel. in the past, most banks had large numbers of solicitors on their panels: a borrower could find 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 solicitors to apply to be on the conveyancing panel for Bank of Ireland

I am the sole beneficiary of my late father’s estate with all property in now in my sole name, including the my former home in Leyland. The Leyland property was put into my name in March. I now wish to sell up. I understand that there is a CML 6 month 'rule', which means that my property ownership could be considered the same way as if I'd bought the property in March. Is the property unsalable for six months?

The Council of Mortgage Lenders’ handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be caught by that. How sensible a view mortgage companies take of it, depend on the lender as this provision is primarily there to identify subsales or the flipping of property.

When it comes to lenders such as Coventry BS, do Leyland conveyancing practitioners incur a fee to be on the list of approved solicitors?

We are unaware of any lender fees to be on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.

My partner and I have organised the release of further funds on our mortgage from TSB as we wish to carry out renovations to our property in Leyland. Do we need to choose a nearby Leyland solicitor on the TSB conveyancing panel to handle the legals?

TSB do not ordinarily appoint a member of their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the TSB panel.

We are close to exchanging contracts on the sale of our property in Leyland and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. A high street Leyland conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers instructed a national conveyancing outfit rather than a conveyancing solicitor in Leyland. Having lived in Leyland for many years we know that this is a non issue. Should we get in touch with our local Authority to seek confirmation need.

It sounds as though you may have a conveyancing firm currently acting for you. What do they say? You need to enquire of 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 life insurance to cover that same ailment)

About to purchase a new build flat in Leyland. Conveyancing is daunting 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.

Here are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Leyland

The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. 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. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. 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.