We are buying a 1 bedroom apartment in Corfe Mullen with a mortgage. We have a Corfe Mullen conveyancer, but the lender says she’s not on their "panel". It seems we have little option but to instruct one of the mortgage company panel solicitors or continue with our Corfe Mullen solicitor and pay for one of their panel lawyers to act for them. This feels very unfair; can we not insist that the lender use our Corfe Mullen conveyancing practitioner ?

Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’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 Corfe Mullen conveyancing solicitor to apply to be on the conveyancing panel.

My aunt passed away 10 months ago and as sole heir and executor I was left the property in Corfe Mullen. The house had a small mortgage left on it of around £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Skipton, pay off the mortgage. Is this allowed?

Where you intend to re-mortgage then Skipton will insist on your using a conveyancer on the Skipton conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Skipton conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Skipton mortgage is registered as a charge at the Land Registry.

I'm the only recipient of my late mum's estate and I have everything in my name now, including the house in Corfe Mullen. Conveyancing formalities meant that the Land Registry date was in August. I now wish to sell up. I understand that there is a Mortgage Lenders 6 month 'rule', meaning my property ownership will be regarded the same way as if I'd bought the house in August. Do I have to wait 6 months to sell?

The Council of Mortgage Lenders’ handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be caught by that. How sensible a view lenders take of it, depend on the lender as this requirement is primarily there to capture the purchase and immediately sell or the wholesaling and assigning of properties.

Last month we had a mortgage agreed in principle with Bank of Ireland. Corfe Mullen conveyancing lawyers are selected. What is the average time that one could expect to receive a mortgage offer from Bank of Ireland?

Some lenders take longer than others. Have Bank of Ireland conducted the valuation? Have you informed Bank of Ireland as to your lawyers' details and checked that your lawyers are on the Bank of Ireland conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I am due to exchange contracts on my house. I had a double glazing fitted in February 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, UBS are being difficult. The Corfe Mullen solicitor who is on the UBS conveyancing panel is recommending indemnity insurance as a solution but UBS are requiring a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?

It is probably the case that UBS have referred the matter to their valuer. The reason why UBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I have todaybecome aware that Wolstenholmes have closed. They carried out my conveyancing in Corfe Mullen for a purchase of a freehold house 12 months ago. How can I establish that the property is not still registered in the name of the previous owner?

The quickest way to check if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Corfe Mullen conveyancing specialists.

I'm buying a new build house in Corfe Mullen with a mortgage from HSBC Bank. The builders would not move on the amount so I negotiated £7000 of additionals instead. The estate agent suggested that I not inform my lawyer about this side-deal as it would jeopardize my mortgage with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.