Me and my fiance are buying a 3 bedroom apartment in Tadley with a mortgage. We would like to retain our Tadley solicitor, however the lender says he's not on their "panel". We have to appoint one of the bank panel firms or keep our Tadley conveyancer and pay for one of their panel lawyers to represent them. We regard this is inequitable; 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 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 Tadley conveyancing lawyer to apply to be on the conveyancing panel.

Finally the sale completed on my house in Tadley last January but my buyer keeps Skype messaging me complaining that their conveyancer is waiting to hear from myconveyancer. What should my lawyer have done now that I have sold?

Post completion of your house sale your solicitor is obliged to send the transfer deeds and all of the paperwork to the buyer’s solicitors. If applicable, your conveyancer should also send confirmation that the legal charge in favour of the lender has been repaid to the purchasers lawyers. There is unlikely to be post completion formalities peculiar conveyancing in Tadley.

We're in Tadley, FTBs buying with a mortgage (lender is TSB , and our lawyer is on the TSB conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the TSB conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

We are purchasing a property and the conveyancer has identified Chancel Repair for which the house could be obligated to pay as it falls into the area of such a church. He has mentioned insurance. Is this strictly required for conveyancing in Tadley

Unless a previous purchase of the house took place post 12 October 2013 you could expect solicitors delivering conveyancing in Tadley to remain encouraging a chancel search and or chancel repair liability policy.

About to purchase a new build apartment in Tadley. Conveyancing is necessary evil 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 legal work.

Set out below is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Tadley

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. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.