I am purchasing a leasehold flat in Washington. My property lawyer is not listed on the mortgage company conveyancing panel. Can I still continue with my Washington conveyancing solicitor even though they are not on the bank approved list?

You have a number of choices available to you here

• Complete the purchase with your existing Washington conveyancing practitioner but your bank will no doubt instruct a conveyancing practitioner on their approved panel. The net result is additional cost together with potential delay.
• Choose a new property lawyer to act in the purchase, obviously checking they are on the mortgage company conveyancing panel.
• Convince your solicitor to do everything within their powers to get accepted on the bank’s panel of solicitors

I have given 8 weeks notice to my current landlord and have to leave my rented property in Washington by the end of next month. Conveyancing on my purchase has just started. Is it possible to complete in three weeks as I wish to avoid having to move into short term accommodation?

The normal practice is not to serve notice on a rental unless you have exchanged. If you have not already done so, contact to your conveyancer and request that they chase the owners side, try to get a realistic time scale from them that everyone will look to achieve

I am the registered owner of a freehold residence in Washington but nevertheless invoiced for rent, why is this and what is this?

It is rare for properties in Washington and has limited impact for conveyancing in Washington but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the generation of fresh rentcharges from 1977 onwards.

Previous rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 is to be extinguished.

is it true that all Washington conveyancing solicitors on the Santander conveyancing panel are governed by the SRA?

As a firm of solicitors, in order to be on the Santander conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. Many mortgage companies do allow licenced conveyancers on their panel and in that case the organisation would be overseen by the CLC.

Last month we had a mortgage agreed in principle with Co-operative. Washington conveyancing lawyers have been appointed. How long does it take for Co-operative to send the offer to the conveyancer?

Some lenders take longer than others. Have Co-operative completed the survey? Have you informed Co-operative as to your lawyers' details and checked that your lawyers are on the Co-operative conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

We were going to get a DIP from Skipton this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Skipton recommend any Washington solicitors on the Skipton conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Washington solicitors independently although you'll need to choose one on the Skipton conveyancing panel. The solicitor represents both you and Skipton through the process.

Am I right to be suspicious about brokers that I am dealing with are encouraging me to use an online conveyancing firm as opposed to a High Street Washington conveyancing company?

As with many service providers, often referrals from connections can be most helpful. Nevertheless there are lots of people with a keen interest in a conveyancing matter; estate agents, financial adviser and banks might all put forward lawyers to use. On occasion the conveyancers might be known to one of the organisations as one of the best in their field, but occasionally there might be a commercial relationship behind the recommendation. You have the right to choose your preferred conveyancer. You need to be aware that the majority of lenders specify a panel list of solicitors you must use for the mortgage aspect of your house move.