We are planning to acquire a 1 bedroom flat in Tickhill with a mortgage. We like our Tickhill conveyancer, however the lender advise he's not on their "panel". It appears that we have no choice but to use one of the lender panel solicitors or retain our Tickhill conveyancing practitioner as well as pay for one of their panel firms to represent them. We regard 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. Another option that might be available is for your Tickhill conveyancing lawyer to apply to be on the conveyancing panel.

I am due to exchange on the purchase of a property in Tickhill but as a consequence of damage from the recent storms I have managed to agree compensation from the owner in the sum of six thousand pounds in the form of a deduction in the price. I had intended this to be addressed as part of amending the contract however Barclays will not permit this. Should they have been notified?

Any lawyer being on a Barclays conveyancing panel is obliged to inform Barclays of any changes to the sale price. If you were to refuse your solicitor to notify the reduction to Barclays then they would have to discontinue acting for you. In addition, Barclays and you would have to appoint a new solicitor for your conveyancing in Tickhill.

As I am unsure how the conveyancing process works what is the most important number one tip you can impart about purchase conveyancing in Tickhill?

Not many law firms or advisers will tell you this but conveyancing in Tickhill or throughout England and Wales is an adversarial experience. Put another way, when it comes to conveyancing there is plenty of opportunity for friction between you and others involved in the legal transfer of property. For instance, the seller, property agent and sometimes the mortgage company. Choosing a lawyer for your conveyancing in Tickhill an important selection as your conveyancer is your adviser, and is the ONE person in the process whose interest is to look after your best interests and to keep you safe.

On occasion a third party with a vested interest will try and persuade you that you should follow their advice. For instance, the selling agent may claim to be helping by suggesting your lawyer is dragging his heels. Or your financial adviser may try to convince you to do take action that is against your lawyers guidance. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

How do I check that the solicitor carrying out my conveyancing in Tickhill is on the bank’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Virgin Money thus paying £187.00 plus VAT in additional conveyancing bill.

Please do take advantage of the search tool on this site. Please choose the mortgage company and type ‘Tickhill’ or your location and you will discover numerous solicitors based in Tickhill or by proximity to you.

About to purchase a new build apartment in Tickhill. Conveyancing is daunting 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.

Set out below is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Tickhill

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Please confirm the Lease plans are surveyor prepared. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.