My husband and I are purchasing a 3 bedroom apartment in Milnrow with a mortgage. We have a Milnrow lawyer, but the lender advise she’s not on their "panel". We have to appoint one of the bank panel conveyancing practices or continue with our Milnrow as well as pay for one of their panel firms to represent them. This feels very unfair; 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 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. A further alternative is for your Milnrow conveyancing solicitor to apply to be on the conveyancing panel.

My partner and I have just purchased a house in Milnrow. We have noticed several problems with the property which we believe were overlooked in the conveyancing searches. Do we have any recourse? What searches should? have been conducted as part of conveyancing in Milnrow?

The query is not clear as what problems have arisen and if they are specific to conveyancing in Milnrow. Conveyancing searches and due diligence initiated as part of the buying process are supposed to help avoid problems. As part of the process, the vendor fills in a document called a Seller’s Property Information Form. If the information provided is misleading, then you may have a claim against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Milnrow.

Having sold my house in Milnrow last May but my buyer keeps telephoning daily complaining that their lawyer is waiting to hear from mysolicitor. What are the post completion sale formalities now that I have sold?

Following your sale your lawyer should deliver the transfer documentation and all of the paperwork to the purchaser's solicitors. If applicable, your conveyancer must also send confirmation that the legal charge in favour of the lender has been repaid to the buyers solicitors. There is unlikely to be post completion requirements peculiar conveyancing in Milnrow.

I have justbecome aware that Wolstenholmes have closed. They conducted my conveyancing in Milnrow for a purchase of a leasehold apartment 18 months ago. How can I be sure that the property is in my name in the name of the previous owner?

The easiest method to check if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Milnrow conveyancing specialists.

A couple of months ago I was informed by my lender that their panel lawyers operate no move no fee basis for conveyancing in Milnrow. Our purchase aborted nevertheless the solicitors want search fees! They are stating that the fees are seperate!

By promising "no move no fee" Milnrow conveyancing practices are foregoing their fees for any work conducted. We must stress this is not to be regarded as an insurance scheme. you will still need to pay for any disbursements that the has outlayed for you for instance Milnrow local authority checks