My husband and I are purchasing a 2 bedroom flat in Rossington with a mortgage. We wish to retain our Rossington lawyer, however the lender says he's not on their "panel". It appears that we have little choice but to select one of the lender panel conveyancing practices or retain our Rossington solicitor and pay for one of their panel lawyers to act for them. This seems very unfair; is there anything we can do?

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 Rossington conveyancing lawyer to apply to be on the conveyancing panel.

I require conveyancing for an apartment in a relatively new development (6 years built) in Rossington. 95% of the flats are already occupied. Do I need carry out the neighbourhood searches as part of conveyancing in Rossington?

You would be taking a significant risk in failing carrying out Rossington conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal requirement to have them, but we would seriously advise in no uncertain terms that you have them. If speed and cost are top of your concerns you should consider with your solicitor about the possibility of search insurance

As someone not used to the Rossington conveyancing process what is your top tip you can give me concerning the home moving process in Rossington

Not many law firms or advisers will tell you this but conveyancing in Rossington and elsewhere in South Yorkshire is often a confrontational process. Put another way, when it comes to conveyancing there exists an abundance of room for friction between you and others involved in the legal transfer of property. E.g., the vendor, estate agent and sometimes a mortgage company. Appointing a law firm for your conveyancing in Rossington an important selection as your conveyancer is your adviser, and is the ONLY party in the transaction whose role it is to protect your legal interests and to protect you.

We are witnessing a worrying creep of a "blame" culture- someone must be blamed for the process being so protracted. You your first instinct should be to trust your solicitor ahead of the other parties in the conveyancing process.

Due to the encouragement of my in-laws I had a survey completed on a house in Rossington ahead of instructing conveyancers. I have been told that there is a flying freehold element to the property. My surveyor has said that some mortgage companies will refuse to grant a mortgage on a flying freehold premises.

It depends who your proposed lender is. Lloyds has different requirements for example to Halifax. If you contact us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Rossington. Conveyancing will be smoother if you use a solicitor in Rossington especially if they are accustomed to such properties in Rossington.

How does the Landlord & Tenant Act 1954 impact my business premises in Rossington and how can your lawyers assist?

The particular law that you refer to affords security of tenure to business leaseholders, granting the dueness to make a request to court for a continuation of occupancy when the lease reaches an end. There are limited grounds where a landlord can refuse a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Rossington is one of the hundreds of locations in which the firms we work with are based