We are intending to buy a 1 bedroom apartment in West Hill with a mortgage. We have a West Hill solicitor, however the bank says she’s not on their "panel". It seems we have little choice but to appoint one of the bank panel solicitors or retain our West Hill as well as pay for one of their panel ones to act for them. We regard this is unjust; is there anything we can do?

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. A further alternative is for your West Hill conveyancing solicitor to apply to be on the conveyancing panel.

IfI were to purchase a simple residential housein West Hill mortgage fee and have no survey and no local authority searches how much would I expect to have to pay for conveyancing in West Hill?

The sole reduction in fees you would achieve is the West Hill conveyancing searches. Your is required to do the vast majority of work - money laundering, communicating with the sellers , stamp duty return, register the property etc. A slight saving might be made by not needing to register a charge but it will not be a lot.

What does my ID and proof of funds have anything to do with my conveyancing in West Hill? Is this really necessary?

In order to comply with Money Laundering Regulations any West Hill conveyancing firm will require evidence of your identity in all conveyancing transactions. This is normally dealt with by provision of a passport and an original bank statement or utility bill showing your correct address.

Under Money Laundering Regulations, conveyancing solicitors are duty bound to ascertain not only the identity of conveyancing clients but also the source of the money that they receive in respect of any matter. An unwillingness to disclose this will lead to your solicitor terminating their relationship with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.

Your property lawyers will have an obligation to make a disclosure to the appropriate authorities should they believe that any amounts received by them may contravene the Anti-terror and anti-money-laundering rules.

Is it necessary during the course of the conveyancing process to have a meeting at the offices of the solicitor to sign the mortgage deed? If so, I will instruct a firm who offer conveyancing in West Hill so that I can attend their offices if necessary.

Whereas this was necessary 12 years ago, almost all mortgage companies no longer need their conveyancing panel solicitor to witness the mortgagors signature. You will still be obliged to provide ID documents and there are still manifest advantages to choosing a locally based solicitor, in your situation a conveyancing solicitor in West Hill.

I am buying a new build flat in West Hill. 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.

Set out below is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in West Hill

Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. 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. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Forfeiture - bankruptcy or liquidation must not apply under this provision.