Me and my partner are hoping to buy a 3 bedroom apartment in Wroxham with a mortgage. We have a Wroxham lawyer, however the lender says he's not on their "panel". We have to appoint one of the mortgage company panel firms or retain our Wroxham solicitor and pay for one of their panel lawyers to act for them. This feels very unfair; 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. Another option that might be available is for your Wroxham conveyancing solicitor to apply to be on the conveyancing panel.

I opted to have a survey done on a house in Wroxham ahead of appointing conveyancers. I have been told that there is a flying freehold aspect to the property. My surveyor advised that some banks tend refuse to issue a loan on this type of home.

It varies from the lender to lender. HSBC has different instructions from Halifax. If you contact us we can look into this further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Wroxham. Conveyancing may be slightly more expensive based on your lender's requirements.

Taking into account that I will soon part with £400,000 on a garden flat in Wroxham I wish to have a conversation with the conveyancer about mytransaction prior to instructing the firm. Is this something that you can arrange?

We could not agree more - we would be delighted to talk to you we do not take any clients on without you speaking to the solicitor due to be carrying out your property ownership legalities in Wroxham.There is no ‘factory style conveyancing’ - every client is an important individual, not a case number. The law firms that we put you in touch with believe that the figure you are quoted for residential conveyancing in Wroxham should be the amount on the final invoice that you are charged.

Is it best to instruct a Wroxham conveyancing practitioner who is local to the property I am hoping to buy? We have a good friend who can perform the conveyancing however his firm is located 300miles drive away.

The primary upside of using a high street Wroxham conveyancing firm is that you can drop in to sign paperwork, hand in your ID and pester them where appropriate. Having local Wroxham know how is a bonus. That being said nothing is more important than finding someone that will pull out all the stops for you. If you know people who instructed your friend and in the main were happy that should outweigh using an unknown Wroxham conveyancing solicitor just because they are based in the area.

I cannot attend my Wroxham conveyancing lawyers office to execute documents connected to my conveyancing in Wroxham – will this be problematic?

You need not be concerned. Wroxham conveyancing lawyers can undertake conveyancing transactions for clients nationwide. It is not necessary for you to be able to attend a Wroxham conveyancers office. They can undertake all communications remotely from their Wroxham premises.