Me and my fiance are hoping to buy a 2 bedroom flat in Patcham with a mortgage. We have a Patcham solicitor, but the mortgage company says he's not on their "panel". It seems we have little option but to appoint one of the mortgage company panel firms or continue with our Patcham conveyancing practitioner and pay for one of their panel firms to act for them. This seems very unfair; 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 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 Patcham conveyancing solicitor to apply to be on the conveyancing panel.

I am buying a house mortgage free in Patcham. I have resided for the previous 20 years in Patcham. Conveyancing searches are expensive. As I have knowledge of the road and vicinity very well must I have all the conveyancing searches?

In the absence of a home loan, then all but one or two of the Patcham conveyancing searches are at your discretion. Your solicitor will 'advise', perhaps strongly, that you should have searches done, but he has a professional duty to do this. Do consider; if you are likely to dispose of the house in the future, it could be of importance to your prospective buyer what the searches reveal. On occasion premises with no practical issues can still throw up unexpected search results. A competent conveyancing solicitor in Patcham will be able to give you some practical guidance concerning this.

If you had a top tip for choosing a conveyancing solicitor in Patcham what would it be?

We would encourage you not to go for the lowest Patcham conveyancing fees. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

Is there a list of Skipton panel conveyancers in Patcham on the Building Society Association’s Website?

No. There is no such tool on the Council of Mortgage Lenders or Building Society Association websites. A small selection of mortgage companies make their panel listings available over the internet. If you are looking for a Patcham conveyancer on the Skipton please use our tool.

We were going to get a AIP from Barclays this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Barclays recommend any Patcham solicitors on the Barclays conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Patcham solicitors independently although you'll need to choose one on the Barclays conveyancing panel. The solicitor represents both you and Barclays through the process.

I am buying a new build apartment in Patcham. Conveyancing is a frightening process 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 are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Patcham

The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. 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. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

I opted to have a survey completed on a property in Patcham in advance of instructing conveyancers. I have been informed that there is a flying freehold aspect to the house. The surveyor has said that some mortgage companies tend refuse to give a loan on a flying freehold premises.

It varies from the lender to lender. Lloyds has different requirements for example to Halifax. If you contact us we can look into this further via the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Patcham. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Patcham to see if the conveyancing will be more expensive.