My husband and I are buying a 2 bedroom apartment in Parbold with a mortgage. We like our Parbold lawyer, however the mortgage company says she’s not on their "panel". We have to appoint one of the bank panel conveyancing practices or keep our Parbold conveyancer and pay for one of their panel ones to act for them. This feels very unfair; is there anything we can do?

Unfortunately,no. 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 Parbold conveyancing solicitor to apply to be on the conveyancing panel.

My wife and I have lately bought a property in Parbold. We have noticed several issues with the house which we suspect were omitted in the conveyancing searches. What action can we take? Can you clarify the nature of searches that should have been ordered as part of conveyancing in Parbold?

It is not clear from the question as what problems have arisen and if they are relate to conveyancing in Parbold. Conveyancing searches and investigations undertaken as part of the buying process are designed to help avoid problems. As part of the legal transfer of property, a seller completes a document known as a Seller’s Property Information Form. If the information is incorrect, you could possibly take legal action against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Parbold.

It is 10 years ago since I acquired my house in Parbold. Conveyancing lawyers have just been appointed on the sale but I am unable to track down my deeds. Is this a major issue?

You need not be too concerned. First the deeds may be kept by your mortgage company or they may be in the possession of the conveyancers who oversaw your purchase. Secondly in all probability the land will be recorded at the land registry and you will be able to prove you own the property by your conveyancing lawyers obtaining up to date copy of the land registers. Most conveyancing in Parbold relates to registered property but in the rare situation where your home is not registered it is more tricky but is not insurmountable.

I have been referred to a conveyancing solicitor in Parbold. I I would like to check whether they are accepted on the Aldermore approved list of lawyers. Can you assist?

You should call your lawyer and ask them if they are on the lender panel. Otherwise please call Aldermore who may be able to assist.

Just had an offer accepted on a new build apartment in Parbold. Conveyancing is daunting 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 conveyancing.

Here is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Parbold

Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Forfeiture - bankruptcy or liquidation must not apply under this provision. 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. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?