My wife and I are looking to purchase a flat in Wanborough and are in fact using a Wanborough conveyancing firm. Within the past 48 hours our lawyer has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. have this afternoon contacted us to advise us that they have now hit a problem as our Wanborough conveyancer is not on their approved list of lawyers. Is this a problem?

When purchasing a property with the benefit of a mortgage it is standard for the purchasers' solicitors to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the bank's conveyancing panel as you are at liberty to use your preferred Wanborough lawyers, in which case it will likely add costs, and it may delay matters as you have another set of people involved.

Our conveyancer has uncovered a a legal deficiency with the lease for the flat we are purchasing in Wanborough. The other side have offered title insurance as a solution. We are happy with insurance and will pay for it. Our says that he must be satisfied that the mortgage company is happy with this solution. Are we the client or is the mortgage company ?

The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the bank are the client. Your must comply with the UK Finance Lenders’ Handbook specifications. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your will have no choice but to discontinue acting for you.

Do I have to attend the offices of the solicitor to execute the mortgage deed? If so, I will appoint a lawyer who conducts conveyancing in Wanborough so that I can attend their offices when needed.

As opposed to ten years ago, the vast majority banks no longer require their conveyancing panel lawyer to witness the borrowers signature. You will still be obliged to hand over ID documents and there are still distinct benefits to choosing a locally based ayer, in your situation a conveyancing solicitor in Wanborough.

About to purchase a new build apartment in Wanborough. 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.

Here are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Wanborough

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? There must be mutual enforceability of lessee’s covenants. 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. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? 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.

I am looking for a ground for flat up to £235,500 and found one close by in Wanborough I like with open areas and railway links in the vicinity, the downside is that it only has 49 years unexpired on the lease. There is not much else in Wanborough for this price, so just wondered if I would be making a grave error buying a lease with such few years left?

If you need a mortgage that many years may be an issue. Discount the offer by the expected lease extension will cost if not already taken into account. If the current owner has owned the property for at least 2 years you can ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer concerning this matter.