Me and my fiance are buying a 2 bedroom flat in South Normanton with a mortgage. We would like to retain our South Normanton solicitor, however the bank says he's not on their "panel". We have to appoint one of the bank panel firms or keep our South Normanton property lawyer as well as pay for one of their panel firms to act for them. This feels very unfair; can we not insist that the bank use our South Normanton lawyer ?

Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’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 South Normanton conveyancing solicitor to apply to be on the conveyancing panel.

When will exchange of contracts occur in residential conveyancing in South Normanton and am I required to be at the conveyancers office?

Where you are local to one of the conveyancing solicitors in South Normanton you are welcome to attend to sign contracts. However, the firms we recommend offer countrywide coverage for conveyancing and give as equally comprehensive and professional a job for you when communicating with you electronically. The signing of the contract is not the important part. A signed contract is just a prerequisite for the solicitor to exchange contracts at the suitable time, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in South Normanton)to be in the office at the appropriate time.

Having invested time researching moneysavingexpert.com for an affordable lawyer in South Normanton, many advise that I must look for a CQS kitemarked lawyer. What is CQS?

South Normanton Conveyancing Quality Scheme solicitors have achieved accreditation by the law Society The Law Society introduced CQS to establish evidence of quality standards in the in the legal transfer of properties. CQS enables consumers to identify practices who provide a quality residential conveyancing. South Normanton is one of the many areas in England and Wales in which CQS are located. The scheme requires solicitors to undergo a strict assessment, compulsory training, self-reporting, random audits and yearly assessments in order to maintain CQS status. It is open only to members of the Law Society who meet the demanding standards set by the scheme and has the support of the Council of Mortgage Lenders.

How can we know in advance if a South Normanton conveyancing solicitor on the UBS panel is any good?

When it comes to conveyancing in South Normanton seeking recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the solicitor carrying out your transaction.

I'm in the process of looking at apartments in South Normanton and I am now considering a potential offer. Is it premature to have a solicitor in place? I am planning to take a home loan with UBS.

It would be prudent to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the EA. Given that you are taking out a mortgage with UBS, make sure you remember to check that your lawyer is on the UBS conveyancing panel.

I am currently in the process of buying my council flat in South Normanton. I have a mortgage offer with Santander. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Santander, you will need to appoint a solicitor on the Santander conveyancing panel.

Just had an offer accepted on a new build flat in South Normanton. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in South Normanton

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply a car parking plan. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. There must be mutual enforceability of lessee’s covenants. Forfeiture - bankruptcy or liquidation must not apply under this provision.