Me and my fiance are purchasing a 3 bedroom flat in Stapleton with a mortgage. We like our Stapleton solicitor, however the mortgage company says she’s not on their "panel". It appears that we have little choice but to use one of the bank panel firms or continue with our Stapleton and pay for one of their panel ones to act for them. We consider that this is unjust; is there anything we can do?

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 Stapleton conveyancing lawyer to apply to be on the conveyancing panel.

Some advice if I may. My Stapleton solicitor is advising me that he is legally obliged toorder Stapleton conveyancing searches asthe firm are on the Santanderapproved lawyer panel. Is this really necessary?

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

My partner and I are close to exchanging contracts on the sale of our home in Stapleton and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. Any high street Stapleton conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers instructed a web based conveyancing practice rather than a conveyancing solicitor in Stapleton. Having lived in Stapleton for six years we know of no issue. Is it a good idea to contact our local Authority to seek confirmation that the buyers are looking for.

It would appear that you have a conveyancing firm already. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)

Am I right to be suspicious about estate agents that I am dealing with are recommending a national conveyancing firm as opposed to a local Stapleton conveyancing company?

As is the case with lots of professional services, often referrals from connections can be worth their weight in gold. Yet there are lots of players in a conveyancing deal; estate agents, financial adviser and mortgage companies might all recommend solicitors to appoint. On occasion the conveyancers might be known to one of the organisations as experts in their field, but occasionally there exists a commercial relationship behind the endorsement. You are free to choose your preferred conveyancer. You need to be aware that the majority of lenders operate an approved list of conveyancers you have to use for the mortgage related work in your conveyancing.

There are only 72 years left on my lease in Stapleton. I need to extend my lease but my freeholder is can not be found. What should I do?

If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be lengthened by the Court. You will be obliged to prove that you or your lawyers have done all that could be expected to track down the freeholder. In some cases an enquiry agent may be useful to conduct investigations and to produce an expert document to be used as proof that the freeholder is indeed missing. It is wise to seek advice from a solicitor both on proving the landlord’s absence and the application to the County Court overseeing Stapleton.

Leasehold Conveyancing in Stapleton - A selection of Questions you should consider before buying

It is important to be aware if changing the roof or some other significant cost is pending to be shared between the tenants and could well materially increase the the service costs or necessitate a specific payment. How long is the Lease? Are there any major works in the near future that will increase the maintenance fees?