We are purchasing a 2 bedroom flat in Somersham with a mortgage. We like our Somersham solicitor, but the bank says she’s not on their "panel". It seems we have little choice but to instruct one of the lender panel firms or continue with our Somersham conveyancer and pay for one of their panel ones 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 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 Somersham conveyancing lawyer to apply to be on the conveyancing panel.

Our conveyancer has uncovered a a legal deficiency with the lease for the property we are purchasing in Somersham. The other side have offered defective title insurance as a workaround. We are content with insurance and will pay for it. Our conveyancer has advised that he must be satisfied that the lender is content with this solution. Are we the client or is the mortgage company ?

The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the bank are the client. Your property lawyer must comply with the UK Finance Lenders’ Handbook conditions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your property lawyer will have no choice but to discontinue acting for you.

I just bought a property at auction in Somersham. Conveyancing is necessary. What is next?

Now that you are legally committed yourself to purchase you will need to hire the services of a conveyancing practitioner quickly as you are faced with a tight deadline in which to complete the deal. All auction property will ordinarily have an associated legal pack. This will likely include the copy title deeds, local authority and drainage searches. In the case of leasehold property the legal papers should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation specific to leasehold premises. You need to pass this on to your appointed conveyancing solicitor ASAP. Do make sure that that you have the requisite funding in order to complete on the on the contractual date .

I am aiming to move house in February. Does my conveyancing solicitor call the removal company on the completion day. On a separate note, can you recommend a removal company in Somersham. Conveyancing solicitor was found prior to coming across your site.

On the afternoon of completion you can pick up the keys from your property agent but this should only occur when the sellers lawyers confirm to the agent that the monies to complete are in and the keys can be released. After that you can inform the removal men that you are ready to move in. We are not in a position to recommend a specific removal organisation but can assist you in finding a residential property solicitor in Somersham or a legal practice that specialises in conveyancing in Somersham.

My husband and I have organised the release of further monies on our home loan from Aldermore as we wish to conduct renovations to our property in Somersham. Do we need to choose a nearby Somersham solicitor on the Aldermore conveyancing panel to handle the legals?

Aldermore don't usually instruct firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Aldermore list.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Somersham. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Somersham

Please supply a car parking plan. Please confirm the Lease plans are architect prepared. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. 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. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.

In surfing the web for the words on line conveyancing in Somersham it shows results of many property lawyersin the area. How do I determine which is the right property lawyer for me?

The ideal method of seeking the right conveyancer is via personal referral, so enquire of colleagues and those you trust who have bought a property in Somersham or a reputable estate agent or mortgage broker. Fees for conveyancing in Somersham vary, so it's advisable to secure a minimum of three fee estimates from varying types of property lawyers. Be sure to secure confirmation what costs in the quote includes.