We are purchasing a 2 bedroom apartment in Tewkesbury with a mortgage. We would like to retain our Tewkesbury conveyancer, however the bank says she’s not on their "panel". We have to appoint one of the mortgage company panel solicitors or keep our Tewkesbury lawyer and pay for one of their panel lawyers to act for them. We consider that this is inequitable; is there anything we can do?

Unfortunately,no. 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. A further alternative is for your Tewkesbury conveyancing solicitor to apply to be on the conveyancing panel.

Can you clarify what the consequences are if my solicitor is suspended from the RBS Conveyancing panel ahead of completing my conveyancing in Tewkesbury?

First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

Just had an offer accepted on a new build flat in Tewkesbury. 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 conveyancing.

Here is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Tewkesbury

There must be mutual enforceability of lessee’s covenants. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply a car parking plan. 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. Please supply evidence that the form of Lease proposed has been approved by the Land Registry.

I have been on the look out for a leasehold apartment up to £305k and identified one round the corner in Tewkesbury I like with amenity areas and transport links in the vicinity, the downside is that it only has 49 years unexpired on the lease. There is not much else in Tewkesbury in this price bracket, so just wondered if I would be making a mistake purchasing a short lease?

If you need a mortgage the remaining unexpired lease term may be an issue. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for a minimum of 2 years you can ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this matter.

I am in the process of purchasing my 1st home in Tewkesbury. Conveyancing lawyer has been selected. The broker suggested that a survey is not necessary as the property was only constructed in 2002.

As the bare minimum you need a Home Buyer's Report. Given the property is over 10 years old the property will not come with a warranty, so you don't want to take a risk. For a property that age with no signs of defects a Home Buyer's report could be enough. They will highlight any obvious issues and suggest further investigation if relevant. Where there are any signs of problems obtain a comprehensive Building Survey from the beginning.