Me and my fiance are purchasing a 1 bedroom apartment in Friday Hill with a mortgage. We like our Friday Hill conveyancer, but the bank says he's not on their "panel". We have to appoint one of the mortgage company panel solicitors or continue with our Friday Hill and pay for one of their panel firms to represent them. This seems very unfair; 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 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 Friday Hill conveyancing solicitor to apply to be on the conveyancing panel.

My Friday Hill lawyer has discovered a discrepancy between the information in the home valuation report and what is revealed within the conveyancing documents. My solicitor informs me that he must check that the lender is OK with this discrepancy and is content to go ahead. Is my lawyer’s approach right?

Your must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

As someone not used to the Friday Hill conveyancing process what’s your top tip you can give me for the home moving process in Friday Hill

Not many law firms shout this from the rooftops but conveyancing in Friday Hill or throughout England and Wales is an adversarial experience. In other words, when it comes to conveyancing there exists lots of room for conflict between you and others involved in the transaction. E.g., the seller, property agent and on occasion a bank. Appointing a law firm for your conveyancing in Friday Hill is a critical decision as your conveyancer is your adviser, and is the ONE party in the transaction whose role it is to protect your legal interests and to keep you safe.

Sometimes a potential adversary will try and persuade you that it is in your interests to do things their way. For instance, the property agent may claim to be helping by suggesting your lawyer is slow. Or your financial adviser may try to convince you to do take action that is contrary to your lawyers guidance. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

Is there a list of panel conveyancers in Friday Hill on the Building Society Association’s Website?

No. There is no such facility on the Council of Mortgage Lenders or Building Society Association sites. A small selection of lenders make their panel listings available online. If you are in need of a Friday Hill on the please make the most of our facility.

The formalities of my purchase has taken place for my property in Friday Hill. Conveyancing was of an acceptable standard but I would like to complain about the lender. How does one go about formally complaining?

Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

I am selling my apartment. I had a double glazing fitted in June 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, are being a right pain. The Friday Hill solicitor who is on the conveyancing panel is happy to accept ‘lack of building regulation’ insurance but are requiring a building regulation certificate. Why do have a conveyancing panel if they don't accept advice from them?

It is probably the case that have referred the matter to their valuer. The reason why 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.

How does conveyancing in Friday Hill differ for new build properties?

Most buyers of new build property in Friday Hill contact us having been asked by the builder to exchange contracts and commit to the purchase even before the residence is finished. This is because developers in Friday Hill tend to buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Friday Hill or who has acted in the same development.