We are buying a 1 bedroom apartment in Bilborough with a mortgage. We like our Bilborough solicitor, however the lender advise she’s not on their "panel". We have to appoint one of the lender panel solicitors or continue with our Bilborough solicitor and pay for one of their panel firms to represent them. This feels very unfair; is there anything we can do?

Unfortunately,no. 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 Bilborough conveyancing solicitor to apply to be on the conveyancing panel.

We are purchasing a property and the lawyer has mentioned Chancel Repair for which the property could be obligated to pay given it’s proximity to the area of such a church. He has mentioned insurance. Is this strictly necessary for conveyancing in Bilborough

Unless a previous purchase of the property completed after 12 October 2013 you could take it that conveyancing practitioners delivering conveyancing in Bilborough to continue to propose a a chancel search and or insurance against a claim.

I'm buying a new build house in Bilborough benefiting from help to buy. The builders would not budge the price so I negotiated £7000 of extras instead. The sale representative advised me not disclose to my solicitor about this deal as it would adversely affect my mortgage with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Over the last few months I have been searching for a leasehold apartment up to £195,000 and identified one round the corner in Bilborough I like with a park and railway links in the vicinity, however it only has 52 years unexpired on the lease. There is not much else in Bilborough in this price bracket, so just wondered if I would be making a mistake buying a short lease?

If you require a home loan the remaining unexpired lease term may be problematic. Reduce the price by the expected lease extension will cost if not already taken into account. If the existing owner has owned the property for a minimum of twenty four months you may request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer regarding this.

I am thinking of appointing a conveyancing solicitor in Bilborough for my house move. Is it possible to check a firm’s record with the legal regulator?

Members of the public may review presented Solicitor Regulator Association (SRA) determinations resulting from inquisitions from 2008 onwards. Go to Check a solicitor's record. For records about the period before 1 January 2008, or to check a solicitors history, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, dial +44 (0)121 329 6800. The regulator sometimes recorded telephone calls for training purposes.