My husband and I are buying a 2 bedroom apartment in Blackheath with a mortgage. We wish to retain our Blackheath lawyer, but the lender advise he's not on their "panel". We have to appoint one of the bank panel solicitors or retain our Blackheath as well as pay for one of their panel firms 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 Blackheath conveyancing solicitor to apply to be on the conveyancing panel.

What does a local search inform me about the property we're buying in Blackheath?

Blackheath conveyancing often starts with the ordering local authority searches directly from your local Authority or through a personal search organisations such as Searches UK The local search plays a central part in most Blackheath conveyancing purchase; that is if you don’t want any unpleasant surprises after you move into your new home. The search will reveal information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic headings.

How does conveyancing in Blackheath differ for newly converted properties?

Most buyers of new build property in Blackheath approach us having been asked by the developer to exchange contracts and commit to the purchase even before the property is ready to move into. This is because developers in Blackheath usually buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Blackheath or who has acted in the same development.

Taking into account that I am about to part with 450k on a terraced house in Blackheath I would like to have a conversation with the lawyer regarding theconveyancing ahead of instructing the firm. Is this something that you can arrange?

Absolutely - we would be delighted to talk to you we do not take any clients on without you first talking to the solicitor who will be doing your conveyancing in Blackheath.There is no ‘factory style conveyancing’ - each client is unique individual, not a file reference. The solicitors that we put you in touch with believe that the figure you are quoted for your conveyancing in Blackheath should be the figure that you end up paying.

Our lawyer in Blackheath has uncovered a defect with the lease for the flat we are buying in Blackheath. The other side have suggested title insurance as a solution. We are happy with insurance and will pay for it. Our solicitor has advised that as he is on the mortgage company conveyancing panel he must be satisfied that the lender is happy with this solution. Who is the client here, us or the mortgage company?

Just because you have a mortgage offer from the bank does not mean to say that the property will be meet their requirements for the purposes of a mortgage. Your Blackheath conveyancing lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook Requirements. You and the lender are the client. These conveyancing instructions must be adhered to by the lender conveyancing panel who has to balance acting for you and the lender