My fiance and I decided to purchase a 2 bedroom flat in Redfield with a loan from Skipton Building Society.We have a Redfield conveyancing lawyer but Skipton Building Society informed us his firm is not listed on their "panel". It seems we are left with no choice but to instruct a Skipton Building Society panel solicitor or keep our preferred solicitor and pay for a Skipton Building Society panel lawyer to act for them. This seems very unfair; Can we not simply insist that Skipton Building Society use our lawyer?

Unfortunately,no. The home loan issued to you contains terms and conditions, a common one being that conveyancers will be on the Skipton Building Society conveyancing panel. Until recently, most banks had large numbers of law firms on their panels: a borrower could find 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 solicitors to apply to be on the conveyancing panel for Skipton Building Society

There are a variety of conveyancing solicitors in Redfield but how do I know who's good?

It would be unwise to be tempted by the lowest Redfield conveyancing quote. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

We have a mortgage agreed in principle with Kent Reliance. Redfield conveyancing solicitors are appointed. How long does it take for Kent Reliance to forward the offer to the solicitor?

Some lenders take longer than others. Have Kent Reliance completed the valuation? Have you informed Kent Reliance as to your lawyers' details and checked that your lawyers are on the Kent Reliance conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I am due to exchange contracts on my flat. I had a double glazing fitted in June 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Aldermore are being problematic. The Redfield solicitor who is on the Aldermore conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Aldermore are requiring a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?

It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I have todaydiscovered that Action Conveyancing have closed. They conducted my conveyancing in Redfield for a purchase of a leasehold flat 12 months ago. How can I check that the property is in my name in the name of the former proprietor?

The easiest way to see if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Redfield conveyancing specialists.

Just had an offer accepted on a new build apartment in Redfield. Conveyancing is necessary evil 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 are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Redfield

The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please supply a car parking plan. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

I have just had an offer accepted on an apartment in Redfield and the mortgage adviser that we are using recommended his lawyer. They quoted £1000 plus VAT and 3rd party costs. Does this sound expensive?

Don't just go on 1 estimate. You should obtain like-for-like quotes for your conveyancing in Redfield. Then choose one that you are comfortable with and just as important, is on the approved list of the mortgage company that you have applied for a mortgage from.