Me and my fiance are purchasing a 2 bedroom apartment in Piccadilly with a mortgage. We like our Piccadilly solicitor, but 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 Piccadilly lawyer as well as pay for one of their panel ones to represent them. We feel that this is inequitable; 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 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 Piccadilly conveyancing lawyer to apply to be on the conveyancing panel.

Do the conveyancing solicitors that you recommend handle attended exchange conveyancing in Piccadilly?

We do have a number of conveyancing experts carrying out one day exchanges. Please e-mail us to get a conveyancing quote and details as to availability.

We're in Piccadilly, First time buyers buying with a mortgage (lender is RBS , and our lawyer is on the RBS conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the RBS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

About to purchase a new build apartment in Piccadilly. Conveyancing is a frightening process 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.

Set out below is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Piccadilly

Please supply a car parking plan. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Forfeiture - bankruptcy or liquidation must not apply under this provision.

I happen to be an executor of my recently deceased mother’s Will, with a bungalow in Piccadilly which will be sold. The property is unregistered at the Land Registry and I'm advised that some purchasers will insist that it is completed before they will move forward. What's the procedure for this?

In the situation you refer to it seems sensible to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.