My husband and I are purchasing a 1 bedroom apartment in West Green with a mortgage. We like our West Green solicitor, however the mortgage company advise he's not on their "panel". We have to appoint one of the mortgage company panel solicitors or keep our West Green lawyer and pay for one of their panel firms to represent them. We consider that this is unjust; is there anything we can do?

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 bank’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 West Green conveyancing solicitor to apply to be on the conveyancing panel.

Last June we completed a house move in West Green. We have since encountered a number of problems with the house which we believe were overlooked in the conveyancing searches. Do we have any recourse? What searches should? have been carried out for conveyancing in West Green?

It is not clear from the question as to the nature of the problems and if they are specific to conveyancing in West Green. Conveyancing searches and investigations undertaken during the buying process are supposed to help avoid problems. As part of the legal transfer of property, the vendor answers a questionnaire called a SPIF. answers turns out to be inaccurate, you may have a misrepresentation claim against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in West Green.

As someone clueless as to the West Green conveyancing process what’s your top tip you can give me concerning the ownership transfer in West Green

You may not hear this from too many lawyers but conveyancing in West Green and elsewhere in England and Wales is often a confrontational experience. Put another way, when it comes to conveyancing there exists lots of room for confrontation between you and other parties involved in the transaction. For example, the seller, property agent and on occasion a lender. Choosing a lawyer for your conveyancing in West Green should not be taken lightly as your conveyancer is your adviser, and is the ONLY person in the process whose responsibility is to look after your best interests and to keep you safe.

On occasion a third party with a vested interest may attempt to sway you that you should follow their advice. For instance, the estate agent may claim to be helping by claiming that your conveyancer is wrong. Or your mortgage broker may try to convince you to do take action that is contrary to your lawyers recommendation. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

What is the difference between a licensed conveyancer and conveyancing solicitor in West Green

There are two types of lawyers who can do conveyancing in West Green namely licenced conveyancers or solicitors. The two can administer the legal services that required to complete the disposal or purchase of property. They are both obliged to handle West Green conveyancing to the same quality and guidelines so you can be sure that your conveyancing will be properly carried out and that the necessary procedures will be correctly attended to.

I have today made my last payment due on my mortgage with Aldermore. I assume I don't need a West Green lawyer on the Aldermore panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your Aldermore mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Aldermore mortgage from the register. Aldermore, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Aldermore has sent the Land Registry the discharge electronically, and
3. Aldermore has instructed the Land Registry to do so

I am due to exchange contracts on my house. I had a double glazing fitted in November 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Coventry BS are being problematic. The West Green solicitor who is on the Coventry BS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Coventry BS are insisting on a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?

It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I have been on the look out for a flat up to £245,000 and identified one round the corner in West Green I like with a park and station in the vicinity, the downside is that it only has 61 remaining years left on the lease. I can't really find anything else in West Green in this price bracket, so just wondered if I would be making a grave error buying a short lease?

If you require a home loan the remaining unexpired lease term may be a potential deal breaker. Reduce the offer by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least twenty four months you may request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should consult your conveyancing solicitor concerning this.