Me and my partner are hoping to purchase a 1 bedroom apartment in Heysham with a mortgage. We like our Heysham solicitor, but the lender advise she’s not on their "panel". It seems we have no option but to appoint one of the mortgage company panel conveyancing practices or keep our Heysham lawyer as well as pay for one of their panel ones to represent them. We regard this is inequitable; can we not demand that the bank use our Heysham solicitor ?

Unfortunately,no. Your mortgage offer 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 Heysham conveyancing solicitor to apply to be on the conveyancing panel.

Me and my wife are purchasing our first house. Our conveyancer has contact usto ask if we would like to purchase extra conveyancing searches. We are really unsure what's recommended for conveyancing in Heysham

The number and type of Heysham conveyancing searches depends entirely on the premises, the location, the likelihood of any of these risks, your knowledge of the region and risks, your general attitude to risk. What is important is that you adequately appreciate what information the searches could provide. Then you can decide if you personally think you need that search. Should you be unclear, ask your property lawyer to offer guidance.

My bid for a property was accepted at auction in Heysham. Conveyancing is needed. What are my next steps?

Given that you have now legally committed yourself to purchase you now have to instruct a conveyancing practitioner as a matter of urgency as you are faced with a pending deadline in which to complete the conveyancing. Every auction property will ordinarily have an associated auction set of papers. This will include evidence of title and search results. Where you are dealing with leasehold premises the conveyancing papers should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to leasehold premises. You need to hand this to your appointed conveyancing solicitor as soon as possible. You also need to ensure that your finances are in place to complete on the date specified in the contract.

How can we know in advance if a Heysham conveyancing solicitor on the Co-operative panel is any good?

When it comes to conveyancing in Heysham obtaining recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the solicitor conducting your conveyancing.

Completion of my purchase has taken place for my property in Heysham. Conveyancing was a necessary evil but I would like to complain about the lender. How does one go about formally complaining?

All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

My step-father has suggested that I appoint his conveyancing solicitors in Heysham. Should I choose my own property lawyer?

No doubt the best way to choose a conveyancing lawyer is to get referrals from friends or family who have experience in using the conveyancer you're contemplating using.

Last August I purchased a leasehold property in Heysham. Do I have any liability for service charges relating to a period prior to my ownership?

In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Heysham Conveyancing for Leasehold Flats - Sample of Questions you should ask Prior to Purchasing

This question is important as a) areas could result in problems for the block as the common areas may start to deteriorate where repairs remain unpaid b) if the leasehold owners have an issue with the managing agents you will need to know about it How many of the leaseholders are in arrears for their service charge payments? Please note that where the lease has less than eighty years it will have adverse implications on the marketability of the property. It is worth checking with your mortgage company that they are willing to to proceed given the lease term. A short lease means that you will most likely have to extend the lease sooner rather than later and it is worth finding out what this will be. Remember, in most cases you would be be obliged to have owned the residence for two years before you are entitled to exercise a lease extension.