Me and my partner are buying a 2 bedroom flat in England Springs with a mortgage. We like our England Springs conveyancer, but the lender advise she’s not on their "panel". It appears that we have little choice but to appoint one of the mortgage company panel solicitors or retain our England Springs solicitor and pay for one of their panel firms to represent them. This feels very unfair; can we not demand that the bank use our England Springs property lawyer ?

Unfortunately,no. 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. Another option that might be available is for your England Springs conveyancing lawyer to apply to be on the conveyancing panel.

Do I need to pop into the offices of the solicitor to execute the legal charge? If so, I will instruct a firm who offer conveyancing in England Springs so that I can pop in to their offices if necessary.

These days approved lawyers for banks conduct their communications via the post, internet or over the phone. This enables them to conduct the legal work for your home move no matter where you live in England or Wales. Nevertheless you should see if you can still book an appointment to visit conveyancing lawyer if you prefer.

Just had an offer accepted on a new build apartment in England Springs. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be 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 England Springs

Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? 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 have been on the look out for a flat up to £245,000 and identified one near me in England Springs I like with open areas and railway links nearby, however it's only got 49 remaining years left on the lease. I can't really find anything else in England Springs for this price, so just wondered if I would be making a grave error buying a lease with such few years left?

Should you require a home loan the shortness of the lease will be problematic. Reduce the price by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least twenty four months you could ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this.

In my capacity as executor for the will of my uncle I am selling a house in Swansea but live in England Springs. My lawyer (based 250 miles awayhas requested that I execute a stat dec ahead of completion. Could you suggest a conveyancing lawyer in England Springs who can witness this legal document for me?

strictly speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will do regardless of whether they are England Springs based