We are buying a 1 bedroom apartment in Camden with a mortgage. We like our Camden conveyancer, however the bank advise she’s not on their "panel". It appears that we have little choice but to use one of the bank panel solicitors or keep our Camden solicitor and pay for one of their panel lawyers to act for them. We regard this is unjust; can we not insist that the lender use our Camden property lawyer ?

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

We see that you have a search directory listing law firms on the HSBC conveyancing panel. Do companies pay you a commission if I instruct them for our conveyancing in Camden?

We are a listing service only for law firms wishing to communicate if they are on the HSBC conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Camden.

What is your number one tip for choosing a conveyancing solicitor in Camden

It would be unwise to be tempted by the cheapest Camden conveyancing quote. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.

I have decided to exercise my right to buy my property in Camden off the council. I have a mortgage offer with Virgin Money. Conveyancing is new to me. 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 Virgin Money, you will need to appoint a solicitor on the Virgin Money conveyancing panel.

Nationwide have agreed my mortgage in principle, my bid on a flat in Camden has been accepted, what happens next?

Your estate agent will wish to know who your solicitors are (ensure that the conveyancers are on the lender’s approved list). Contact Nationwide or the broker and finish off any outstanding paperwork. Nationwide will sellect a valuer who will get in touch with the selling agent or vendor to book a time for the valuation to occur. Once carried out (assuming no problems) it takes about a fortnight for the mortgage offer to be issued. Nationwide will issue the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Camden.

The estate agent has sent us the confirmation of our purchase of a new build flat in Camden. 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 legal work.

Set out below is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Camden

Forfeiture - bankruptcy or liquidation must not apply under this provision. Please confirm the Lease plans are architect prepared. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. There must be mutual enforceability of lessee’s covenants. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.

I have selected a Camden conveyancing solicitor for our home move (FTB’s) and have noticed in the Ts and Cs that they are not covered by the Financial Conduct Authority. Am I right to be concerned or is that the norm with property lawyer?

We can't see why they should be. Most property lawyer don't lend money. You should check that they are governed by the SRA, who have specific laws covering amounts sitting in their bank.