My wife and I are hoping to purchase a 3 bedroom flat in Coventry with a mortgage. We like our Coventry conveyancer, however the lender advise she’s not on their "panel". It appears that we have no option but to use one of the lender panel solicitors or retain our Coventry solicitor and pay for one of their panel ones to act for them. We consider that this is inequitable; 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 Coventry conveyancing lawyer to apply to be on the conveyancing panel.

My wife and I own a terraced Georgian house in Coventry. Conveyancing practitioner acted for me and The Mortgage Works. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, the second leasehold with the exact same property. I'd like to know for sure, how can I find out??

You should assess the Freehold register you have again and check the Charges Register for 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 Coventry and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the situation with the conveyancing solicitor who conducted the work.

I am buying a new build flat in Coventry. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Coventry

The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.

I opted to have a survey completed on a house in Coventry ahead of instructing lawyers. I have been advised that there is a flying freehold element to the house. Our surveyor has said that some mortgage companies will not issue a loan on a flying freehold home.

It depends who your proposed lender is. Lloyds has different requirements from Nationwide. Should you wish to telephone us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Coventry. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Coventry to see if the conveyancing costs will increase in light of this.

I am buying a flat mortgage free. I have provided solicitor with two separate proof of photographic ID, bank statement, numerous utility bills. Now he requires a copy from a probate lawyer acknowledging that the funds are in order and that it has come from inheritance and not dealing E's in Ibiza.

In today’s world you will not be able to complete any Coventry conveyancing transaction without first providing evidence of your identity to your lawyers. This usually takes the form of a either your passport or driving licence and a utility bill. Remember if you are providing your driving licence as evidence of ID it must be both the paper part and photo card part, one is not acceptable without the other. Proof of your source of funds is required under Money Laundering Regulations.