My husband and I are hoping to purchase a 1 bedroom apartment in Darnall with a mortgage. We wish to retain our Darnall conveyancer, however the bank advise he's not on their "panel". We have to appoint one of the mortgage company panel firms or keep our Darnall solicitor as well as pay for one of their panel firms to act for them. We regard this is inequitable; are we not able to insist that the bank use our Darnall solicitor ?

No, not really. Your mortgage offer 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. A further alternative is for your Darnall conveyancing lawyer to apply to be on the conveyancing panel.

Are the Darnall conveyancing solicitors identified as being on the Principality conveyancing panel, together with their details provided by Principality?

Darnall conveyancing firms themselves provide us confirmation that they are on the Principality conveyancing panel as opposed to being supplied with a list from Principality directly.

What is the difference between a licensed conveyancer and conveyancing solicitor in Darnall

Two types of professional can do conveyancing in Darnall namely licenced conveyancers or solicitors. Both professionals handle the legal services that required to complete the sale or purchase of property. They are both duty bound to handle Darnall conveyancing to the same quality and guidelines so you may be sure that your conveyancing will be properly conducted and that the necessary steps will be appropriately adhered to.

Two weeks ago we had a mortgage agreed in principle with TSB. Darnall conveyancing practitioners have been chosen. How long does it take for TSB to send the offer to the solicitor?

There is no definitive answer here. Have TSB completed the valuation? Have you informed TSB as to your lawyers' details and checked that your lawyers are on the TSB conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I am expecting a AIP from HSBC this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do HSBC recommend any Darnall solicitors on the HSBC conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Darnall solicitors independently although you'll need to choose one on the HSBC conveyancing panel. The solicitor represents both you and HSBC through the process.

My relative advised me that where I am buying in Darnall I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

This is a search is usually quoted for as part of the standard Darnall conveyancing searches. It is not a small document of more than thirty pages, listing and setting out significant information about Darnall around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Darnall Education with plans and statistics, Local Amenities and other useful data about Darnall.

What is the distinction between surveying and conveyancing in Darnall?

Conveyancing - in Darnall or elsewhere - is the legal term given to transferring legal title of property from one person to another. It involves the investigation of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you’re buying and will help you find out about the condition of the building and, if there are problems, give you leverage for negotiating the purchase price down or asking the seller to remedy the defects prior to you complete your move.