We are buying a 2 bedroom apartment in Woolton with a mortgage. We have a Woolton lawyer, but the lender advise she’s not on their "panel". We have to appoint one of the bank panel firms or retain our Woolton lawyer as well as pay for one of their panel lawyers to represent them. We regard this is inequitable; can we not insist that the bank use our Woolton solicitor ?

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 Woolton conveyancing lawyer to apply to be on the conveyancing panel.

This question may be naive but I am wet behind the ears as a 1st time buyer of a ground floor flat in Woolton. Do I pick up the keys to the house on the completion date from my solicitor? If this is the case, I will instruct a High Street conveyancing solicitor in Woolton?

On the day of completion you will not be required to attend the conveyancers office in Woolton. Your solicitors will arrange to send the purchase money to the owner’s solicitors, and once they have received this, you should be invited to pick up the keys from the selling Agents and move into your new home. This tends to happen between 1 and 3pm.

Can you point me to a directory of Yorkshire BS panel solicitors in Woolton on the Council of Mortgage Lender’s Website?

No. There is no such directory service on the Council of Mortgage Lenders or Building Society Association sites. Very few banks make their panel listings available online. Where you are seeking to appoint a Woolton lawyer on the Yorkshire BS please use our tool.

I have decided to exercise my right to buy my property in Woolton off the council. I have a mortgage offer with TSB. 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 have 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 TSB, you will need to appoint a solicitor on the TSB conveyancing panel.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Woolton. 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 questions that you should expect your new-build leasehold conveyancing in Woolton

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 control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? 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. Forfeiture - bankruptcy or liquidation must not apply under this provision.

I decided to have a survey completed on a house in Woolton ahead of retaining lawyers. I have been told that there is a flying freehold overhang to the property. My surveyor has said that some banks will not issue a mortgage on this type of home.

It varies from the lender to lender. HSBC has different instructions for example to Halifax. If you call us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Woolton. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Woolton to see if the conveyancing costs will increase in light of this.

In my capacity as executor for the estate of my grandfather I am selling a property in Neath but I am based in Woolton. My conveyancer (approximately 235 kilometers awayneeds me to sign a statutory declaration ahead of the transaction finalising. Could you suggest a conveyancing lawyer in Woolton who can witness and place their company stamp on the document?

Technically speaking you should not need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will be fine regardless of whether they are Woolton based