I am acquiring an apartment in Middleton St George. My lawyer has never been on on the mortgage company conveyancing list. Am I still permitted to use my Middleton St George conveyancing solicitor notwithstanding that they are excluded from the lender panel of approved conveyancing solicitors?

You have a couple of options open to you here

• Proceed with your chosen Middleton St George lawyer but your lender will no doubt retain a conveyancing practitioner from their conveyancing panel. This will result in additional fees together with potential frustration.
• Get a new lawyer to conduct the conveyancing, ensuring that they are on the mortgage company conveyancing panel.
• Convince your property lawyer to apply to join the bank panel

Finally the sale completed on my house in Middleton St George last September but my buyer keeps telephoning daily to moan that his solicitor needs to hear from mine. What are the post completion sale formalities following completion?

Following your house sale your solicitor should send the transfer deeds and all of the paperwork to the purchaser's conveyancer. Where appropriate, your solicitor should also confirm that the home loan has been redeemed to the buyers lawyers. There is unlikely to be post completion procedures unique to conveyancing in Middleton St George.

My fiance and I wish to acquire a newbuild flat in Middleton St George with a residential mortgage from Skipton Building Society.We have a Middleton St George conveyancing practitioner but Skipton Building Society informed us he's not on their approved list of firms. It seems we are left with no choice but to instruct a Skipton Building Society panel solicitor or retain our local solicitor and pay for one of their panel ones to act for them. This seems very unfair; is there anything we can do?

No, not really. The loan offered to you contains terms and conditions, one of which will be that conveyancers needs to be on the Skipton Building Society solicitor panel. Until recently, most lenders 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. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Skipton Building Society

I used Action Conveyancing a few years past for my conveyancing in Middleton St George. Now, I need my files however the law firm has closed. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Middleton St George of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Middleton St George. 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 is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Middleton St George

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? There must be mutual enforceability of lessee’s covenants.