Me and my fiance are buying a 1 bedroom apartment in Hopton with a mortgage. We like our Hopton solicitor, however the mortgage company advise he's not on their "panel". It appears that we have no choice but to select one of the lender panel solicitors or retain our Hopton and pay for one of their panel lawyers to represent them. We regard this is inequitable; are we not able to require that the lender use our Hopton ?

Unfortunately,no. The mortgage offered to you 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. Another option that might be available is for your Hopton conveyancing solicitor to apply to be on the conveyancing panel.

It has been four months since my purchase conveyancing in Hopton concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I am buying a new build apartment in Hopton. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Hopton

The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? There must be mutual enforceability of lessee’s covenants. Please supply evidence that the form of Lease proposed has been approved by the Land Registry.

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what should have been a straight forward, chain free conveyancing. Hopton is where the house is located. Can you offer any opinion?

Flying freeholds in Hopton are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Hopton you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hopton may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

My husband and I are new on the property ladder - agreed a price, but the estate agent advised that the owners will only go ahead if we use their chosen lawyers as they want an ‘expedited deal’. We would rather use a local conveyancer accustomed to conveyancing in Hopton

It is improbable the owners are driving this. Should the seller want ‘a quick sale', taking such a hostile approach to a serious buyer is not the way to achieve this. Contact the sellers directly and explain that (a)you are motivated buyers (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)however you will continue to appoint your preferred Hopton conveyancing solicitors - not the ones that will earn their estate agent a referral fee or hit his conveyancing thresholds set by senior management.