Me and my fiance are buying a 3 bedroom apartment in Rocester with a mortgage. We like our Rocester conveyancer, however the bank says she’s not on their "panel". It seems we have no option but to appoint one of the lender panel firms or continue with our Rocester as well as pay for one of their panel ones to act for them. This feels very unfair; can we not demand that the mortgage company use our Rocester ?

Unfortunately,no. Your mortgage offer 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 Rocester conveyancing solicitor to apply to be on the conveyancing panel.

Finally the sale completed on my house in Rocester last October but our buyer keeps calling me to say his conveyancer needs to hear from mine. What should have happened now that I have sold?

After completion of your sale your solicitor is obliged to forward the transfer deeds and all supplemental paperwork to the purchaser's solicitors. Depending on the transaction, your solicitor must also evidence that the home loan has been paid off to the buyers solicitors. There is unlikely to be post completion formalities specific conveyancing in Rocester.

I'm the sole recipient of my late grandmother’s will with all property in now in my sole name, including the house in Rocester. The Rocester property was put into my name in . I plan to dispose of the house. I do know about the Mortgage Lenders 6 month 'rule', meaning my proprietorship may be considered the same way as if I'd bought the property in . Do I have to wait half a year to sell?

The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be caught by that. How practical a view banks take of it, depend on the lender as this obligation is primarily there to identify the purchase and immediately sell or the wholesaling and assigning of properties.

Is it the case that all Rocester CQS (Conveyancing Quality Scheme) solicitors are on the conveyancing panel?

It is true that some banks and building societies now make use of CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their panels.

When it comes to mortgage companies such as , do Rocester face a fee to be on the conveyancing panel?

We are unaware of any bank fees to be on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.

I've recently found out that there is a flying freehold element on a property I have offered on two weeks back in what should have been a simple, no chain conveyancing. Rocester is the location of the property. Is there any guidance you can impart?

Flying freeholds in Rocester are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Rocester you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Rocester 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 residence.

What can I expect to pay for conveyancing in Rocester?

Almost all Rocester conveyancing practices will charge a fixed fee. Where further work become due during the conveyancing your must inform you in writing of any extra charges for such work as soon as it becomes apparent. Some work on a no completion no cost offering, others will charge a percentage of the agreed costs, depending on the stage at which the deal aborts.

We would recommend that you obtain a few firms to provide you an estimate.