My partner and I are planning to purchase a property in Woodstock and have appointed a Woodstock conveyancing firm. Within the past 48 hours our solicitor has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Godiva Mortgages Ltd have this afternoon contacted us to advise us that there is now an issue as our Woodstock lawyer is not on their approved list of lawyers. Is this a problem?

Where you are buying a property with the assistance of a mortgage it is standard for the purchasers' lawyers to also represent the mortgage company. 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 Quality Scheme. Your solicitor 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 lawyers to represent them. You don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Woodstock solicitors, in which case your legal fees may increase, and it may delay matters as you are adding another lawyer into the mix.

Finally the sale completed on my house in Woodstock last January but my buyer keeps calling me complaining that her lawyer needs to hear from mine. What should my lawyer have done following completion?

Following your sale your solicitor is duty bound to send the transfer deeds and all additional paperwork to the purchaser's solicitors. If applicable, your solicitor should also confirm that the mortgage has been paid off to the purchasers conveyancers. There are no post completion formalities just for conveyancing in Woodstock.

I have an AIP. The bank mentioned the mortgage came with free conveyancing. Is the implication that I have to instruct their panel conveyancer as I would prefer to use a Woodstock based conveyancing firm?

You should check but the the likelihood is that appoint one of their panel solicitors should you accept the "fee-free" offer. Contact the bank to ask if they make available a monetary alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case you could put that amount towards your preferred conveyancing solicitor near Woodstock.

This question may be naive but I am wet behind the ears as a first time purchaser of a two bedroom flat in Woodstock. Do I receive the keys to the property on the completion date from my conveyancer? If this is the case, I will find a local conveyancing solicitor in Woodstock?

There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the purchase money to the seller's lawyers, and shortly after the monies have arrived, you should be invited to collect the keys from the property Agents and move into your new home. Usually this happens between 1 and 3pm.

is it true that all Woodstock solicitors on the TSB conveyancing panel are governed by the Solicitors Regulatory Authority?

As solicitors, in order to be on the TSB conveyancing panel they would need to be regulated by the SRA. Many mortgage companies do permit licenced conveyancers on their panel in which case such organisation would be regulated by the Council of Licensed Conveyancers.

I have decided to exercise my right to buy my property in Woodstock off the council. I have a mortgage agreed with RBS. 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 use 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 RBS, you will need to appoint a solicitor on the RBS conveyancing panel.

Just had an offer accepted on a new build apartment in Woodstock. 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 should expect your new-build leasehold conveyancing in Woodstock

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. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. 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.