My fiance and I are buying a purpose built flat in Ranmoor with a homeloan from Coventry Building Society.We have a Ranmoor conveyancing solicitor but Coventry Building Society advised that his firm is not listed on their "panel". It seems we have no choice but to instruct a Coventry Building Society panel solicitor or retain our local solicitor and fork out for a Coventry Building Society panel lawyer to act for them. We feel as though this is unjust; Can we not simply insist that Coventry Building Society use our lawyer?

Unfortunately,no. The loan issued to you is subject to its terms and conditions, one of which will be that conveyancers must be on the Coventry Building Society approved list. in the past, most banks 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 lawyer to apply to be on the conveyancing panel for Coventry Building Society

4 months have elapsed since my purchase conveyancing in Ranmoor concluded. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £170,000. 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 property 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've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what should have been a straight forward, no chain conveyancing. Ranmoor is where the house is located. Can you offer any guidance?

Flying freeholds in Ranmoor are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Ranmoor you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ranmoor may determine 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 premises.

Do I need to be concerned by third parties that I am dealing with are recommending an online conveyancing firm as opposed to a High Street Ranmoor conveyancing firm?

As is the case with lots of professional services, often suggestions from connections can be extremely useful or valuable. Nevertheless there are many parties with a vested interest in a conveyancing deal; estate agents, mortgage brokers and lenders might all put forward solicitors to appoint. Sometimes these conveyancers might be known to one of the organisations as experts in their field, but sometimes there exists a financial incentive behind the endorsement. You have the right to choose your own conveyancer. However, bear in mind that some mortgage providers operate an approved list of law firms you must use for the lender aspect of your house move.

Your search tool is useful but there are many lawyers listed near Ranmoor being on the mortgage company conveyancing panel. It would be a lot more helpful if you could recommend a specific firm on the conveyancing panel for our bank?

We do not recommend specific Ranmoor firms as the right Ranmoor conveyancing solicitor for you depends on where your priorities lie. For example you may require a local firm with Ranmoor knowledge or you might be looking for the low cost conveyancing. Before you appoint your lawyer we advise you to speak to two or three of the the firms listed to gain comfort as to which one is right for you..