We are purchasing a 2 bedroom apartment in Penn with a residential mortgage from Aldermore.We would like to retain our Penn conveyancing practitioner but Aldermore informed us he's not on their approved list of firms. We have to appoint a Aldermore panel lawyer or keep our high street solicitor and fork out for a Aldermore panel lawyer to act for them. We feel as though this is unjust; is there anything we can do?

Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers must be on the Aldermore solicitor panel. in the past, most banks had large numbers of law firms 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 Aldermore

I completed on my apartment on 4 October and the transaction details is not yet on the land registry website. Any reason for this? My conveyancing solicitor in Penn advises it will be formalised in less than a month. Are transfers in Penn particularly slow to register?

As far as conveyancing in Penn registration is no faster or slower than the rest of the country. As opposed to being determined by geographic area, timeframes can adjust according to who lodges the application, whether it is in order and if the Land registry communicate with any interested persons or bodies. As of today in the region of three quarters of such applications are fully dealt with in less than three weeks but some can be subject to protracted delays. Registration takes place after the purchaser has moved in to the property thus 'speed' is not usually primary concern but where it is urgent that the the registration takes place urgently then you or your solicitor should speak with the land registry and explain the circumstances.

About to purchase a new build flat in Penn. 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 is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Penn

There must be mutual enforceability of lessee’s covenants. 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. 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. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.

I'm refinancing my primary property to a buy to let loan with Godiva Mortgages Ltd and intend to use the remaining equity as a down payment on a second property. The location we are talking about is Penn. Will your solicitors be able to act for both sets of lenders and link together the transactions?

Make use of our comparison tool on this page to check that the lawyers are on the relevant lender panels. On the basis that they are your conveyancer should be able to simultaneously deal with the two deals but you should have a chat with you conveyancer and make apparent your expectations and requirements.

I need to appoint a conveyancing solicitor for purchase conveyancing in Penn. I happened to discover a site which appears to be the perfect answer If there is a chance to get all the legals done via web that would be ideal. Do I need to be wary? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?