Me and my fiance are planning to buy a 2 bedroom flat in Monmouth with a mortgage. We have a Monmouth lawyer, however the bank says she’s not on their "panel". It seems we have no option but to select one of the mortgage company panel solicitors or continue with our Monmouth and pay for one of their panel ones to represent them. We consider that this is unjust; can we not insist that the bank use our Monmouth ?

Unfortunately,no. 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 Monmouth conveyancing solicitor to apply to be on the conveyancing panel.

I am in a contract race with another prospective purchaser for a property in Monmouth. What can I do to expedite matters?

Where the seller is applying time constraints to sign contracts it is highly recommended that your conveyancer is familiar with the location as they will make use of local relationships and know-how. It is even conceivable that they may have conducted previoushomes in the same road. Therefore consider using a Monmouth conveyancing solicitor. In addition, ensure that the conveyancing firm is on the lender panel. It is believed that nearly one in five of Monmouth conveyancing deals are held up or jeopardised after finding out that a purchaser’s lawyer was not on their mortgage lender’s member panel. This can often result in the conveyancing being held up by as much as three weeks. It is understood that this issue affects in the region of 100,000 home moves every year. Most Monmouth conveyancing practices can not act for certain lenders so do check as early as possible.

I'm the only beneficiary of my late mum's estate and I have everything in my name now, including the house in Monmouth. The Monmouth property was put into my name in . I plan to dispose of the property. I do know about the Mortgage Lenders 6 month 'rule', meaning my proprietorship could be regarded the same way as if I'd bought the property in . Is the property unsalable for six months?

The CML handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be impacted by that. How sensible a view banks take of it, depend on the bank as this requirement primarily exists to pick up on subsales or the quick reselling of property.

When it comes to lenders such as , do Monmouth face a fee to be on the conveyancing panel?

We are unaware of any mortgage company fees to register on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel application.

After what seems like an age I have had an offer on a maisonette in Monmouth agreed to, but there is a chain. The sellers have put an offer on a property, however it’s not yet tied up, and are looking at other properties booked. I have chosen a bricks and mortar conveyancing solicitor in Monmouth. What do I do now? When should I get the mortgage application with started?

It is normal to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is approx £1k, then survey, Monmouth conveyancing search costs, etc). First, you should ensure that your is on the approved list. As to the subsequent steps this very much depends on the uniqueness of your transaction, motivation for this property and on the state of the market. In a buoyant market many home buyers will apply for the mortgage with and arrange for the valuation and only if it comes back ok would they request their to press on with searches.

My father-in-law has recommend that I appoint his lawyers for conveyancing in Monmouth. Should I find my own solicitor?

Much as we are happy to recommend a Monmouth conveyancing lawyer the best way to choose a conveyancing lawyer is to seek feedback from friends or relatives who have previously instructed the solicitor you're are thinking of instructing.

Are the Monmouth conveyancing lawyers identified as being on the mortgage company conveyancing panel, together with their details provided by the bank?

Monmouth firms and firms carrying out conveyancing in Monmouth themselves provide us confirmation that they are on the mortgage company conveyancing panel as opposed to being supplied with a list from the bank directly.