I am acquiring a flat in Cookley. My Conveyancer is not listed on the bank approved list. Is it possible for me to use my Cookley conveyancing solicitor even though they are excluded from the mortgage company panel of approved conveyancing solicitors?

You have a number of alternatives available to you here

• Complete the deal with your chosen Cookley solicitor but your mortgage company will no doubt appoint a conveyancing practitioner on their approved list. The net result is additional fees together with potential interruption.
• Appoint a new lawyer to conduct the conveyancing, obviously checking they are on the lender conveyancing panel.
• Convince your conveyancer to attempt to join the mortgage company panel

My husband and I are getting closer to an exchange on a house in Cookley and my parents have transferred the exchange deposit to my property lawyer. I am now informed that as the deposit has not come from me my lawyer needs to make a notification to my mortgage company. I am advised that, in also acting for the mortgage company he must advise them that the balance of the purchase price is not just from me. I disclosed to the bank regarding my parents' contribution when I applied for the mortgage, so is it really necessary for him to raise this?

The property lawyer is legally required to clarify with the bank to ensure that they know that the balance of the purchase price is not from your own resources. The solicitor can only notify this to your bank if you permit them to, failing which, your lawyer must cease to continue acting.

Are the Cookley conveyancing solicitors identified as being on the TSB conveyancing panel, together with their details provided by TSB?

Cookley conveyancing firms themselves provide us confirmation that they are on the TSB conveyancing panel as opposed to being supplied with a list from TSB directly.

I have a 4 bedroom Edwardian property in Cookley. Conveyancing practitioner represented me and Barnsley Building Society. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, another for leasehold with the matching property. I'd like to know for sure, how can I find out??

You should 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Cookley and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the position with the conveyancing solicitor who carried out the work.

How does conveyancing in Cookley differ for newly converted properties?

Most buyers of new build premises in Cookley come to us having been asked by the builder to sign contracts and commit to the purchase even before the residence is finished. This is because house builders in Cookley usually acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Cookley or who has acted in the same development.