My husband and I are looking to purchase a flat in Barlborough and have instructed a Barlborough conveyancing firm. Within the past 48 hours our lawyer has sent a preliminary report and documents to look through with the expectation that exchange is imminent. National Westminster Bank have this evening contacted us to advise us that there is now an issue as our Barlborough lawyer is not on their conveyancing panel. Please explain?

If you are buying a property needing a mortgage it is conventional for the purchasers' lawyers to also act for the purchaser's lender. 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 Accreditation Scheme. Your solicitor should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel as you are at liberty to use your preferred Barlborough lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.

The deeds to our property are lost. The solicitors who dealt with the conveyancing in Barlborough 10 years ago no longer exist. What are my next steps?

You no longer need to have the physical deeds to evidence that you are the owner of your registered land or premises, given that the Land Registry have everything they need in a digital format.

I am buying a new build flat in Barlborough. 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 legal work.

Set out below are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Barlborough

Forfeiture - bankruptcy or liquidation must not apply under this provision. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. 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. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. 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.

I need to appoint a conveyancing solicitor for some conveyancing in Barlborough. I've discover a site which looks to be the perfect offering If it is possible to get all formalities completed via email that would be preferable. Do I need to be concerned? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

My wife and I have recently appointed a conveyancing solicitor in Barlborough. I I would like to check if they are listed on the lender's conveyancing panel. Could you assist?

One option is to call the solicitor and ask them if they are on the lender's approved list. Alternatively please get in touch with us and we can investigate and revert. Should the firm not be on the lender panel we we can help find a quality conveyancing solicitor in Barlborough on the panel for your lender.