Me and my fiance are buying a 3 bedroom apartment in Nailsworth with a mortgage. We have a Nailsworth conveyancer, however the mortgage company says she’s not on their "panel". We have to appoint one of the bank panel conveyancing practices or continue with our Nailsworth property lawyer and pay for one of their panel ones to represent them. We consider that this is inequitable; is there anything we can do?

No, not really. 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. A further alternative is for your Nailsworth conveyancing lawyer to apply to be on the conveyancing panel.

I am hoping to move into my new home in Nailsworth next Monday. I have now been asked to send a copy of my building insurance schedule by my solicitor as as she informs me that she is duty bound to validate that it is in order for the lender. What does the insurance need to cover?

Any lawyer on acting for lenders would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook instructions. These obligations are not specific to conveyancing in Nailsworth.

Finally the sale completed on my house in Nailsworth last November yet the purchaser is whats apping every few hours complaining that their conveyancer needs to hear from mylawyer. What should my lawyer have done now that I have sold?

Following your house sale your lawyer should send the transfer documentation and all additional paperwork to the buyer’s lawyers. Depending on the transaction, your lawyer should also send confirmation that the mortgage has been repaid to the buyers lawyers. There is unlikely to be post completion procedures peculiar conveyancing in Nailsworth.

My husband and I are FTB’s - had an offer accepted, but the agent told us that the owners will only proceed if we instruct the agent's recommended conveyancers as they need a ‘quick sale’. We would rather use a high street conveyancer accustomed to conveyancing in Nailsworth

It is highly unlikely the vendors are driving this. If they require ‘a quick sale', turning down a motivated buyer is likely to cause more damage than good. Speak to the owners direct and make sure they understand (a)you are serious buyers (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)but you intend to appoint your preferred Nailsworth conveyancing lawyers - rather thanthe ones that will give their negotiator at the agency a introducer fee or hit his conveyancing thresholds set by corporate headquarters.

I am hoping to sign contracts shortly on a garden flat in Nailsworth. Conveyancing lawyers inform me that they report fully on Monday. Are there areas in the report that I should be focusing on?

Your report on title for your leasehold conveyancing in Nailsworth should include some of the following:

What options are available to the landlord where you breach a clause of your lease? Additions to the property You would want to receive a copy of the lease Setting out your rights in respect of the communal areas in the block.For instance, does the lease grant a right of way over an accessway or staircase? Are you allowed to have a pet in the flat?

Nailsworth Leasehold Conveyancing - Examples of Questions you should ask Prior to buying

Make sure you discover if there is anything that is prohibited in the lease. By way of example plenty of leases prohibit pets being permitted in certain buildings in Nailsworth. If you love the flatin Nailsworth yet your cat can’t live with you then you will be presented with a hard choice. Does this lease have in excess of 82 years remaining?