My wife and I are purchasing a 3 bedroom apartment in The Hale with a mortgage. We would like to retain our The Hale conveyancer, however the mortgage company says she’s not on their "panel". It seems we have little option but to instruct one of the mortgage company panel solicitors or retain our The Hale and pay for one of their panel ones to represent them. We regard this is inequitable; can we not insist that the lender use our The Hale ?

Unfortunately,no. 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 The Hale conveyancing lawyer to apply to be on the conveyancing panel.

What is your number one tip for choosing a conveyancing solicitor in The Hale

It would be unwise to be seduced by the cheapest The Hale conveyancing quote. You really do get what you pay 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 know exactly what you’ll have to pay in advance.

I am due to exchange contracts on my apartment. I had a double glazing fitted in February 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, are being pedantic. The The Hale solicitor who is on the conveyancing panel is recommending indemnity insurance as a solution but are requiring a building regulation certificate. Why do have a conveyancing panel if they don't accept advice from them?

It is probably the case that have referred the matter to their valuer. The reason why 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.

After shopping around on the internet I have found a The Hale having made sure that they are on the conveyancing panel. Does my lawyer arrange the survey of the property?

will need an independent valuation of the property. Your lawyer will not arrange this. Usually will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your The Hale postcode. As you are getting a mortgage with , you could contact them to see if they have a list of approved surveyors in The Hale.

What will a local search inform me concerning the house my wife and I purchasing in The Hale?

The Hale conveyancing often commences with the applying for local authority searches directly from your local Authority or via a personal search organisations for example Onsearch The local search is essential in every The Hale conveyancing purchase; that is if you wish to avoid any nasty once you have moved into your property. The search will supply information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic sections.

Just had an offer accepted on a new build apartment in The Hale. Conveyancing is daunting 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.

Here are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in The Hale

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. 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.

I need to find a conveyancing solicitor for purchase conveyancing in The Hale. I have discover a web site which appears to be the perfect offering If there is a chance to get all formalities completed via phone that would be preferable. Do I need to be wary? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?