we are a couple who wish to acquire a newbuild flat in Walton Le Dale with a residential mortgage from Bank of Ireland.We have a Walton Le Dale conveyancing solicitor but Bank of Ireland says he's not listed on their "panel". We have to appoint a Bank of Ireland panel lawyer or retain our high street solicitor and fork out for a Bank of Ireland panel lawyer to act for them. We feel as though this is unjust; is there anything we can do?

No, not really. The mortgage issued to you contains various provisions, a common one being that lawyers will be on the Bank of Ireland solicitor panel. Until recently, most banks had large numbers of solicitors on their panels: a borrower could find 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 lawyer to apply to be on the conveyancing panel for Bank of Ireland

Is it necessary to pay for insurance to cover chancel repairs when buying a house in Walton Le Dale?

Unless a previous purchase of the property completed post 12 October 2013 you could expect conveyancing practitioners delivering conveyancing in Walton Le Dale to remain recommending a chancel search and or insurance against a claim.

Despite weeks of looking the Title Certificate and documents to our house can not be found. The lawyers who handled the conveyancing in Walton Le Dale 10 years ago have long since closed. What are my next steps?

You no longer need to hold title official documentation to prove you are the registered proprietor of land or property, as the Land Registry have everything they need in a digital format.

I'm purchasing a new build house in Walton Le Dale with the aid of help to buy. The developers refused to reduce the price so I negotiated five thousand pounds worth of extras instead. The property agent told me not disclose to my solicitor about the side-deal as it could adversely affect my mortgage with Norwich and Peterborough Building Society. Do I keep my lawyer in the dark?.

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

In what way can the Landlord & Tenant Act 1954 affect my business offices in Walton Le Dale and how can your lawyers assist?

The 1954 Act affords protection to commercial lessees, granting the right to make a request to court for a continuation of occupancy when the lease comes to an end. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Walton Le Dale is one of our many areas of the UK in which our lawyers are located