Our solicitor has identified a a problem with the lease for the apartment we are purchasing in Whalley Range. The other side have suggested title insurance as a solution. We are happy with insurance and will pay for it. Our solicitor says that he must be satisfied that the mortgage company is willing to move forward with this solution. Who is the client here, us or the lender?

Notwithstanding that you have a mortgage offer from the bank does not mean to say that the property will meet their requirements for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook specifications. You and the mortgage company are the client. These conveyancing instructions have to be complied with.

I have a decision in principle. The lender mentioned the home loan came with free conveyancing. Does this mean I have to instruct their panel conveyancer as I would much rather appoint a Whalley Range based conveyancing firm?

You should check but the chances are that allocate you one of their panel conveyancers where you accept the "fee-free" incentive. Speak to the lender and explore if they make available a cash alternative. Some mortgage companies have previously offered a £250 cashback as an alternative in which case that money can go towards your preferred conveyancing solicitor in Whalley Range.

Am I right to be suspicious about third parties that I am dealing with are encouraging me to use a nationwide conveyancing firm rather than a local Whalley Range conveyancing practice?

As with lots of professional services, often recommendations from family and friends can be worth their weight in gold. But there are lots of parties with a keen interest in a conveyancing deal; estate agents, financial adviser and mortgage companies may put forward lawyers to select. Sometimes the conveyancers might be known to one of the organisations as being good in their field, but occasionally there exists a commercial relationship behind the endorsement. You have the discretion to choose your preferred conveyancer. However, bear in mind that the majority of banks operate an approved list of conveyancers you are obliged to use for the mortgage aspect of your house move.

As co-executor for the estate of my grandfather I am selling a residence in Neath but live in Whalley Range. My solicitor (approximately 235 miles awayrequires that I sign a statutory declaration prior to the transaction finalising. Can you recommend a conveyancing solicitor in Whalley Range to witness this legal document for me?

Technically speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will do regardless of whether they are Whalley Range based

Me and my wife have today had an offer accepted on our first home in Whalley Range, and need to get solicitors instructed. I have made use of the different comparison based websites and the results are from all over the country. Is it advisable to have a Whalley Range property lawyer local to our potential house? I am willing to do everything over the web, but I am thinking at some point we will need to visit the conveyancer's office to sign documents?

There is no requirement to physically visit the office of your property lawyer, they can post any relevant papers to you, which you can sign and send back. Many buyers and sellers choose to use a locally based solicitor, but it's by no means a prerequisite for conveyancing in Whalley Range.