We are purchasing a 3 bedroom flat in Laleham with a mortgage. We would like to retain our Laleham solicitor, however the bank says she’s not on their "panel". It appears that we have little option but to appoint one of the mortgage company panel firms or retain our Laleham lawyer as well as pay for one of their panel firms to act for them. We consider that this is inequitable; are we not able to require that the bank use our Laleham lawyer ?

No, not really. Your mortgage offer 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. Another option that might be available is for your Laleham conveyancing solicitor to apply to be on the conveyancing panel.

I am need of leasehold conveyancing for a flat in a fairly new development (five years built) in Laleham. 95% of the properties are already sold. Do I need carry out the conveyancing searches as part of conveyancing in Laleham?

If you getting a loan, your bank will require some (many) of the searches so you'll have no choice. If not, then Laleham conveyancing searches are for you to decide upon. Your lawyer, will ’encourage’, perhaps strongly, that you should have the searches done, but he or she is duty bound in this regard. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you insist that your lawyer to proceed without searches then your lawyer will have to follow your instructions or it may be necessary to instruct a new lawyer for your conveyancing in Laleham.

My solicitor has informed me that absentee landlord insurance is needed on my purchase. What is the level of cover for Laleham conveyancing?

The right level of absentee landlord indemnity insurance depends on who your lender is. It would differ for example between Accord Mortgages Ltd and Leeds Building Society. Conveyancing solicitors as opposed to borrowers take out such policies.

Is it the case that all Laleham solicitor firms on the Clydesdale conveyancing panel are governed by the SRA?

As solicitors, in order to be on the Clydesdale approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. Some mortgage companies do allow licenced conveyancers on their panel and in such a situation the practice would be regulated by the Council of Licensed Conveyancers.

It is unclear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Laleham bank branch on various occasions and was told it wasn't an issue and they will lend. My Laleham conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they refuse to lend in accordance with their specific requirements. I have no idea who is right.

The conveyancer has to comply with the Council of Mortgage Lenders’ Handbook Part 2 requirements for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

I'm purchasing a new build house in Laleham with the aid of help to buy. The developers would not move on the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent suggested that I not inform my solicitor about the deal as it may adversely affect my loan with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

As co-executor for the estate of my grandmother I am disposing of a house in Monmouth but reside in Laleham. My lawyer (who is 260 miles from merequires that I sign a stat dec ahead of the transaction finalising. Can you recommend a conveyancing solicitor in Laleham who can witness this legal document for me?

strictly speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will suffice regardless of whether they are Laleham based