My fiance and I are intent on purchasing a maisonette in Nottinghamshire. My Solicitor is not on the mortgage company solicitor panel. Am I still permitted to retain my Nottinghamshire conveyancing solicitor even though they are not on the mortgage company panel of approved conveyancing solicitors?

Various options include

• Proceed with your chosen Nottinghamshire solicitor but your lender will need to retain a lawyer from their approved list. This will result in additional cost together with probable frustration.
• Appoint a new property lawyer to act in the purchase, ensuring that they are on the bank conveyancing panel.
• Convince your solicitor to do everything within their powers to get listed on the bank’s panel of solicitors

Can you help? My Nottinghamshire solicitor is advising me that she is duty bound toapply for Nottinghamshire conveyancing searches asthe firm are on the HSBCconveyancing panel. Is this really necessary?

You have limited options available to you. As you are obtaining a mortgage with a mortgage company your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Nottinghamshire conveyancing searches.

My bid for a property was accepted at auction in Nottinghamshire. Conveyancing is necessary. What are my next steps?

Having to in every practical sense signed on the dotted line you will need to hire the services of a conveyancing practitioner soon as you are faced with a fast approaching a drop dead date to complete the property. All auction property will have a corresponding auction set of papers. This will likely include evidence of title and search results. In the case of leasehold property the legal pack may provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to leasehold premises. You must pass this on to the lawyer instructed by you ASAP. You also need to ensure that that you have the requisite funding organised to complete on the date specified in the contract.

My conveyancer has informed me that lack of right of way insurance is required on my purchase. What is the level of cover for Nottinghamshire conveyancing?

The right level of lack of right of way indemnity insurance depends on your lender. It would differ for example between HSBC Bank and Virgin Money. Conveyancing solicitors as opposed to borrowers take out such policies.

We had selected solicitors with offices in Nottinghamshire on the TSB solicitor panel. They have just invoiced me a supplemental sum for handling the TSB mortgage. Is this a supplemental conveyancing fee specified by TSB?

As unfair as it may seem, as long as it’s in their Terms and Conditions or Quote then yes your lawyer is entitled to charge a fee for this. The fee is not dictated by TSB but by your Nottinghamshire solicitor. Numerous firms on the TSB panel will levy an ‘acting for lender’ fee and others do not.

I used Wolstenholmes several years ago for my conveyancing in Nottinghamshire. Now, I need the documents however the law firm is no longer operating. What do I do?

Do contact 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 Nottinghamshire of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

We're first time buyers - agreed a price, yet the property agent told us that the seller will only move forward if we use their preferred solicitors as they want a ‘quick sale’. We would rather use a local conveyancer who is familiar with conveyancing in Nottinghamshire

It is improbable the vendors are driving this. Should the seller desire ‘a quick sale', turning down a genuine purchaser is is going to put the whole deal at risk. Contact the owners directly and make sure they understand (a)you are genuine buyers (b)you are excited to move forward, with finances arranged © you are unencumbered (d) you wish to move quickly (e)but you are going to instruct your own,trusted Nottinghamshire conveyancing lawyers - as opposed tothe ones that will provide the estate agent a kickback or achieve conveyancing thresholds pre-set by HQ.