Me and my fiance are buying a 1 bedroom apartment in Fir Vale and Wadsley Bridge with a mortgage. We like our Fir Vale and Wadsley Bridge lawyer, however the lender advise he's not on their "panel". We have to appoint one of the mortgage company panel conveyancing practices or retain our Fir Vale and Wadsley Bridge property lawyer and pay for one of their panel ones to act for them. We feel that this is unjust; 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. A further alternative is for your Fir Vale and Wadsley Bridge conveyancing solicitor to apply to be on the conveyancing panel.

Are the BSA planning on creating a searchable register to list practices on the Darlington Building Society conveyancing panel for instance in Fir Vale and Wadsley Bridge?

We are not aware of any plans on the part of the BSA to promote such a register.

Forgive me if this question is silly but I am unexperienced as a 1st time purchaser of a two bedroom flat in Fir Vale and Wadsley Bridge. Do I pick up the keys to the property on the completion date from my lawyer? If so, I will instruct a High Street conveyancing solicitor in Fir Vale and Wadsley Bridge?

There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the purchase money to the owner’s conveyancers, and once they have received this, you will be able to collect the keys from the property Agents and start moving into the property. Usually this occurs early afternoon.

My lawyer has informed me that lack of right of way insurance is required on my purchase. What is the level of cover for Fir Vale and Wadsley Bridge conveyancing?

The right level of lack of right of way indemnity insurance should be dictated by who who your lender is. It would differ for example between Yorkshire Building Society and Skipton Building Society. Conveyancing lawyers as opposed to borrowers take out such policies.

I am currently in the process of buying my council flat in Fir Vale and Wadsley Bridge. I have a mortgage offer with Barclays. Conveyancing is not something I have any knowledge of. 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 Barclays, you will need to appoint a solicitor on the Barclays conveyancing panel.

I decided to have a survey carried out on a house in Fir Vale and Wadsley Bridge prior to retaining solicitors. I have been told that there is a flying freehold overhang to the house. My surveyor advised that some mortgage companies will not issue a loan on this type of premises.

It depends who your proposed lender is. Bank of Scotland has different instructions from Halifax. If you e-mail us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Fir Vale and Wadsley Bridge. Conveyancing may be slightly more expensive based on your lender's requirements.

Can you provide any top tips for leasehold conveyancing in Fir Vale and Wadsley Bridge with the intention of speeding up the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Fir Vale and Wadsley Bridge can be reduced if you get in touch lawyers as soon as you market your property and ask them to collate the leasehold information which will be required by the purchasers’ solicitors.
If there is a history of conflict with your landlord or managing agents it is essential that these are settled before the property is marketed. The buyers and their solicitors will be reluctant to purchase a flat where there is a current dispute. You may have to bite the bullet and discharge any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the purchasers, but it is clearly preferable to present the dispute as historic rather than unsettled. In the event that you altered the property did you need the Landlord’s approval? Have you, for example installed wooden flooring? Most leases in Fir Vale and Wadsley Bridge state that internal structural alterations or addition of wooden flooring necessitate a licence issued by the Landlord acquiescing to such works. If you dont have the paperwork to hand do not contact the landlord without contacting your solicitor in the first instance. A minority of Fir Vale and Wadsley Bridge leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, it would be prudent to notify your estate agents to make sure that the purchasers put in hand financial (bank) and professional references. The bank reference will need to confirm that the buyers are able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their solicitors.

Leasehold Conveyancing in Fir Vale and Wadsley Bridge - Examples of Queries Prior to buying

The best form of lease structure is a share of the freehold. In this situation the leaseholders have being in charge if their destiny and notwithstanding that a managing agent is often employed if it is larger than a house conversion, the managing agent is directed by the tenants. In the main the outlay for major works tend not to be included within service charges, albeit that there some managing agents in Fir Vale and Wadsley Bridge obliged leasehold owners to pay into a reserve fund created for the specific intention of building a fund for larger works. What is the the remaining lease term?