My husband and I are hoping to buy a 1 bedroom flat in Ramsbottom with a mortgage. We like our Ramsbottom conveyancer, but the bank advise he's not on their "panel". It appears that we have little choice but to appoint one of the lender panel conveyancing practices or retain our Ramsbottom property lawyer and pay for one of their panel lawyers to act for them. This feels very unfair; are we not able to require that the lender use our Ramsbottom conveyancer ?

No, not really. Your mortgage offer 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. Another option that might be available is for your Ramsbottom conveyancing solicitor to apply to be on the conveyancing panel.

I am considering applying for a TSB mortgage for purchase of a new build (under development) in Ramsbottom with 60% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for TSB ?

There is nothing to stop you using your solicitor, but TSB will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.

I've recently found out that there is a flying freehold element on a property I put an offer in two weeks back in what was supposed to be a straight forward, no chain conveyancing. Ramsbottom is the location of the property. What do you suggest?

Flying freeholds in Ramsbottom are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Ramsbottom you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ramsbottom may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

Taking into account that I will soon part with £400,000 on a terraced house in Ramsbottom I would like to have a conversation with the solicitor about myhome move before appointing the firm. Can this be arranged?

Absolutely - we would be delighted to talk to you we do not take any clients on without you speaking to the solicitor due to be doing your property ownership legalities in Ramsbottom.There is no ‘factory style conveyancing’ - every client is an important individual, not a file reference. The practices that we put you in touch with believe that the figure you are quoted for your conveyancing in Ramsbottom should be the figure that you are charged.

My work colleague mentioned that before selecting a conveyancing solicitors they must be approved by your lender. This is my first house move but I have an offer in principle via Santander and I already have a local conveyancing solicitor in Ramsbottom lined up. Will Birmingham Midhshires need an approved solicitor to be instructed? Does a list of panel firms even exist for my conveyancing in Ramsbottom?

You need to use a solicitor that is on the Birmingham Midhshires panel. The simplest thing to do is ring your chosen Ramsbottom conveyancing lawyer and ask if they are on the Birmingham Midhshires panel. If they are not on the panel you have numerous choices available to you here:

• Carry on with your preferred Ramsbottom solicitor but Birmingham Midhshires will undoubtedly instruct a conveyancer from their approved panel. This will result in additional charges together with potential frustration.
• Choose a fresh conveyancer to conduct the conveyancing, obviously checking they are on the Birmingham Midhshires conveyancing panel.
• Appeal to your conveyancer to apply to join the lender panel.