My husband and I are planning to buy a 1 bedroom flat in Farnham Royal with a mortgage. We wish to retain our Farnham Royal conveyancer, but the lender advise he's not on their "panel". We have to appoint one of the mortgage company panel conveyancing practices or retain our Farnham Royal conveyancing practitioner and pay for one of their panel ones to represent them. We feel 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 Farnham Royal conveyancing solicitor to apply to be on the conveyancing panel.

I am hoping to move into my new home in Farnham Royal next Thursday. I have now been asked to send a copy of my building insurance schedule by my solicitor as he says that he has to check this in his capacity as lawyer for the bank. What risks does the mortgage company expect the insurance to cover?

Any lawyer on acting for lenders would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook conditions. These requirements are not unique to conveyancing in Farnham Royal.

Will my lawyer be asking questions concerning flooding during the conveyancing in Farnham Royal.

Flooding is a growing risk for lawyers dealing with homes in Farnham Royal. There are those who buy a house in Farnham Royal, completely expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Solicitors are not best placed to offer advice on flood risk, but there are a various checks that may be initiated by the purchaser or by their solicitors which should figure out the risks in Farnham Royal. The standard information given to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the vendor to discover if the property has historically flooded. If the property has been flooded in past which is not disclosed by the seller, then a buyer may commence a compensation claim stemming from an inaccurate response. A buyer’s lawyers may also order an environmental report. This should higlight if there is any known flood risk. If so, additional investigations will need to be initiated.

Over the last few months I have been searching for a flat up to £245,000 and found one near me in Farnham Royal I like with a park and railway links nearby, the downside is that it's only got 61 years unexpired on the lease. I can't really find anything else in Farnham Royal in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?

Should you need a mortgage the remaining unexpired lease term will likely be problematic. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of 2 years you could ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this.

Given that I will soon spend hundreds of thousands of pounds on a two bedroom apartment in Farnham Royal I wish to talk to a lawyer about myhouse move before instructing the firm. Is this something that you can arrange?

Absolutely - it is our preference to talk to you we do not take any clients on without you liaising with the lawyer due to be conducting your property ownership legalities in Farnham Royal.There is no ‘factory style conveyancing’ - every client is unique individual, not a file reference. The solicitors that we put you in touch with believe that the fees you are quoted for your conveyancing in Farnham Royal should be the amount on the final invoice that you end up paying.