Me and my fiance are planning to acquire a 1 bedroom apartment in Shirebrook with a mortgage. We would like to retain our Shirebrook lawyer, but the lender says he's not on their "panel". We have to appoint one of the mortgage company panel firms or continue with our Shirebrook lawyer and pay for one of their panel firms to represent them. We regard this is inequitable; can we not demand that the mortgage company use our Shirebrook solicitor ?

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 Shirebrook conveyancing solicitor to apply to be on the conveyancing panel.

We are a couple about to sign contracts for a ground floor flat in Shirebrook. We encountered a stumbling block. The loan offer with Bank of Scotland runs out on 10/1/2025 but the vendors are putting forward a completion date of 14/1/2025. Is it possible to prolong the loan expiry date?

The person best placed to address this concern is your lawyer who will assess if he or she is better off negotiating with the lender, seller’s lawyers, property agents or conceivably all parties taking into account what has gone on in your transaction as of today.

We are looking to buy a property and need a conveyancing solicitor in Shirebrook who is on the Santander conveyancing panel. Could you point me in the right direction as regards a solicitor?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Santander . We don't recommend any particular firms conducting conveyancing in Shirebrook.

I'm buying my first flat in Shirebrook with the aid of help to buy. The sellers refused to budge the price so I negotiated £7000 of additionals instead. The estate agent suggested that I not reveal to my lawyer about this extras as it may put at risk my loan with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder 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.

I am hoping to put an offer on a small detached house that seems to meet my requirements, at a reasonable price which is making it more attractive. I have just found out that it's a leasehold as opposed to freehold. I am assuming that there are particular concerns purchasing a house with a leasehold title in Shirebrook. Conveyancing solicitors have not yet been instructed. Will they explain the issues?

Most houses in Shirebrook are freehold rather than leasehold. This is one of the situations where having a local conveyancer who is familiar with the area can assist with the conveyancing process. It is clear that you are purchasing in Shirebrook so you should seriously consider looking for a Shirebrook conveyancing practitioner and be sure that they are used to dealing with leasehold houses. As a matter of priority you will need to check the number of years remaining. As a lessee you will not be at liberty to do whatever you want to the property. The lease comes with conditions such as obtaining the landlord’spermission to carry out changes to the property. It may be necessary to pay a service charge towards the maintenance of the estate where the property is part of an estate. Your conveyancer will report to you on the legal implications.