Me and my partner are buying a 2 bedroom flat in Warfield with a mortgage. We like our Warfield conveyancer, but the lender advise he's not on their "panel". It appears that we have no choice but to appoint one of the mortgage company panel conveyancing practices or keep our Warfield conveyancing practitioner and pay for one of their panel ones to represent them. This seems very unfair; is there anything we can do?

No, not really. Your mortgage offer 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 Warfield conveyancing lawyer to apply to be on the conveyancing panel.

My mortgage company has suggested a law firm on their panel based in Warfield but I would rather instruct a conveyancing lawyer in Warfield or nearer to where I live. Can you help?

The minority of Warfield conveyancing solicitors are approved and listed on all banks conveyancing panel. Use the above find an approved solicitor tool to choose a Warfield conveyancing firm on the on the bank panel.

My solicitor has informed me that flying freehold insurance is necessary on my purchase. What is the level of cover for Warfield conveyancing?

The right level of flying freehold indemnity insurance should be dictated by who your lender. It would differ for example between Barclays and Bank of Scotland. Conveyancing practitioners as opposed to borrowers take out such insurances.

I am purchasing a property in Warfield. A rare aspect is that the roof has a solar panel. RBS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that your lender is RBS your lawyer must comply with the formal instructions set out in Part two of UK Finance Lenders’ Handbook for RBS. The CML Handbook sets out minimum requirements for solar panel roof-space leases, and conveyancing practitioners are required to report to RBS where a lease does not comply with these conditions. The requirements relate to the installation of panels on properties countrywide and is not restricted to Warfield.

Intending to buy a maisonette in Warfield. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Clydesdale conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Warfield conveyancer is on the Clydesdale conveyancing panel.

Just had an offer accepted on a new build apartment in Warfield. Conveyancing is daunting 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 conveyancing.

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

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? 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. There must be mutual enforceability of lessee’s covenants. 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. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.

I need to retain a conveyancing solicitor for residential conveyancing in Warfield. I happened to discover a web site which appears to be the ideal answer If there is a chance to get all the legals completed via email that would be preferable. Should I be wary? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?