Can you help? My Motspur Park lawyer is assuring me that she is duty bound toorder Motspur Park conveyancing searches resulting from the fact thatthe firm are on the Nat Westsolicitor panel. Is my solicitor right?

You have limited options available to you. As you are obtaining a mortgage with a mortgage company your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Motspur Park conveyancing searches.

We wish to acquire a purpose built apartment in Motspur Park with a homeloan from Yorkshire Building Society.We would like to retain our Motspur Park conveyancing lawyer but Yorkshire Building Society advised that his firm is not on their approved list of member firms. It seems we have little choice but to instruct a Yorkshire Building Society panel solicitor or retain our local solicitor and pay for a Yorkshire Building Society panel lawyer to act for them. This seems very unfair; is there anything we can do?

Unfortunately,no. The mortgage issued to you is subject to its terms and conditions, one of which will be that lawyers must be on the Yorkshire Building Society solicitor panel. Until recently, most banks had large numbers of solicitors on their panels: a borrower could find 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 solicitors to apply to be on the conveyancing panel for Yorkshire Building Society

We are purchasing a house in Motspur Park. It might be a silly question but how we can trust a lawyer? On the day of competition we have to send money into their account. What is the protection we have from them run away with our deposit?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I am assisting my sister sell her flat in Motspur Park. Will the conveyancing solicitor commission the energy assessment or it is for the owner to see to?

After the demise of Home Information Packs, EPC’s was left as a compulsory component of selling a house. An energy assessment needs to be commissioned prior to the property being placed on the market. It is not something that lawyers ordinarily arrange. Where you are using a Motspur Park conveyancing lawyer they may be willing to arrange energy performance certificates due to their contacts with reputable local assessors

I can not work out if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Motspur Park building society branch on various occasions and was told they are content with the situation and they will lend. My Motspur Park conveyancing solicitor - who is on the lender conveyancing panel- called to say that they will not lend in accordance with their specific requirements. I have no idea who is right.

Provided that the solicitor is on the mortgage company panel, they must follow the Council of Mortgage Lenders’ Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.

Just had an offer accepted on a new build flat in Motspur Park. Conveyancing is necessary evil 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 conveyancing.

Set out below is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Motspur Park

Please supply a car parking plan. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Forfeiture - bankruptcy or liquidation must not apply under this provision. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.

Is there an average conveyancing fee for conveyancing in Motspur Park?

The average fee in 2014 for conveyancing in Motspur Park was £1,419 not including SDLT and HM Land Registry fees.