We are buying a 3 bedroom apartment in Werrington with a mortgage. We would like to retain our Werrington conveyancer, however the bank advise she’s not on their "panel". It appears that we have no choice but to select one of the lender panel solicitors or keep our Werrington as well as pay for one of their panel firms to represent them. This seems very unfair; are we not able to insist that the mortgage company use our Werrington ?

No, not really. The mortgage offered to you 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. A further alternative is for your Werrington conveyancing solicitor to apply to be on the conveyancing panel.

AssumingI were to acquire a straightforward propertyin Werrington mortgage fee and dispense with a survey and no conveyancing searches how much could I expect to have to pay for conveyancing in Werrington?

The sole saving you would make on is the disbursement for searches. A is obliged to do the vast majority of work - money laundering, liaising with the sellers , stamp duty return, register the title etc. A slight saving might be made by not having to register a charge but it won't be a lot.

It is 10 years ago since I purchased my property in Werrington. Conveyancing solicitors have now been retained on the sale but I can't locate the title documents. Will this cause complications?

Don’t worry too much. Firstly the deeds may be kept by the lender or they could stored with the lawyers who handled your purchase. Secondly the likelihood is that the title will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors acquiring up to date copy of the land registers. Most conveyancing in Werrington involves registered property but in the unlikely event that your home is unregistered it is more problematic but is resolvable.

I have a semi-detached Georgian house in Werrington. Conveyancing practitioner acted for me and . I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, the second leasehold with the exact same property. Is it worth asking to clarify?

You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Werrington and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the situation with the conveyancing lawyer who carried out the work.

Just had an offer accepted on a new build flat in Werrington. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Werrington

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.