Me and my fiance are planning to acquire a 2 bedroom apartment in Clophill with a mortgage. We have a Clophill lawyer, but the bank says she’s not on their "panel". We have to appoint one of the bank panel solicitors or keep our Clophill lawyer as well as pay for one of their panel ones to represent them. We regard this is inequitable; can we not require that the bank use our Clophill lawyer ?

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. Another option that might be available is for your Clophill conveyancing lawyer to apply to be on the conveyancing panel.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Clophill. Conveyancing is necessary evil 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 is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Clophill

Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. There must be mutual enforceability of lessee’s covenants. Please confirm the Lease plans are surveyor prepared. Please provide evidence that the form of Lease proposed has been approved by the Land Registry.

I am using a search engine for the phrase conveyancing in Clophill it reveals numerous conveyancersin the vicinity. With so much choice what is the best way to find the right conveyancer for my move?

The best method of finding the right conveyancer is through a personal testimonial, so ask friends and family who have bought a property in Clophill or a local estate agent or financial adviser. Fees for conveyancing in Clophill differ, so it's a good idea to secure a minimum of three costs illustrations from different property lawyers. Be sure to secure confirmation that the charges are assured not to to be inflated.

Frank (my husband) and I may need to let out our Clophill garden flat temporarily due to a new job. We used a Clophill conveyancing practice in 2001 but they have closed and we did not think at the time get any advice as to whether the lease permits subletting. How do we find out?

A small minority of properties in Clophill do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.

Leasehold Conveyancing in Clophill - Sample of Questions you should ask before buying

The answer will be useful as a) areas can cause problems in the block as the common areas may begin to deteriorate where maintenance remain unpaid b) if the leasehold owners have an issue with the managing agents you will want to have all the details It would be prudent to discover as much as you can regarding the company managing the block as they will impact your use and enjoyment of the property. As the proprietor of a leasehold property you will be at the mercy of the managing agents both financially and when it comes to every day issues such as the cleanliness of the communal areas. Enquire of prospective neighbours what they think of them. Finally, find out the dates that you are obliged pay the service charge to the relevant party and precisely what you get for your money. How is the lease structured?

How much experience do your Clophill conveyancing solicitors have with Help To Buy, Shared Equity and similar schemes?

Clophill conveyancing lawyers help thousands of buyers move home every year and supported plenty of clients through the Help To Buy scheme. The chances are that whatever makes your case unique Clophill conveyancers have worked on recent similar cases.