My wife and I are purchasing a 2 bedroom flat in Higham Ferrers with a mortgage. We like our Higham Ferrers conveyancer, but the lender says she’s not on their "panel". It seems we have no choice but to select one of the bank panel solicitors or retain our Higham Ferrers solicitor as well as pay for one of their panel firms to act for them. We regard this is inequitable; are we not able to demand that the lender use our Higham Ferrers lawyer ?

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. A further alternative is for your Higham Ferrers conveyancing solicitor to apply to be on the conveyancing panel.

It is a dozen years since I acquired my house in Higham Ferrers. Conveyancing lawyers have just been retained on the sale but I can't track down the title documents. Will this jeopardise the sale?

You need not be too concerned. First there is a chance that the deeds will be with your lender or they could be archived with the solicitor who oversaw your purchase. Secondly in most cases the title will be registered at the land registry and you will be able to establish that you own the property by your conveyancing lawyers procuring current official copies of the land registers. Nearly all conveyancing in Higham Ferrers involves registered property but in the rare situation where your property is unregistered it is more tricky but is not insurmountable.

I've recently found out that there is a flying freehold element on a house I put an offer in two weeks back in what was supposed to be a straight forward, chain free conveyancing. Higham Ferrers is the location of the property. Can you offer any guidance?

Flying freeholds in Higham Ferrers are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Higham Ferrers you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Higham Ferrers may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

I am using a search engine for the phrase conveyancing in Higham Ferrers it reveals numerous property lawyersin the vicinity. How do I determine which is the right property lawyer for the sale of my house?

The ideal method of seeking a suitable conveyancer is via personal referral, so enquire of friends and family who have bought a property in Higham Ferrers or the local estate agent or mortgage broker. Costs for conveyancing in Higham Ferrers differ, so it's advisable to obtain at least four quotes from different law firms. Be sure to obtain confirmation that the fees are fixed.

Estate agents have just been given the go-ahead to market my basement apartment in Higham Ferrers.Conveyancing has not commenced however I have just received a yearly maintenance charge invoice – what should I do?

The sensible thing to do is pay the maintenance contribution as usual because all ground rent and service invoices will be apportionedas part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process