I can't travel far from Whitefield. Can you please spell out why all Whitefield solicitors are not on all bank panels?

As unjust as it may appear for lenders to limit who can represent them, from the public’s or conveyancer’s point of view, the flip side is that banks are becoming ever more anxious and regard it crucial to shield themselves against mortgage fraud. As a result of this concern banks have consolidated their panel of approved conveyancing lawyers to a manageable size.

Some advice if I may. My Whitefield solicitor is assuring me that he has toorder Whitefield conveyancing searches becausethe firm are on the Lloydsconveyancing panel. Do I not have any say here?

Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a lender your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the CML Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Whitefield conveyancing searches.

I just acquired a flat at auction in Whitefield. Conveyancing is necessary. What happens now?

Now that you have legally committed yourself to purchase you should choose a conveyancing solicitor soon as you now have a tight a fixed date to complete the purchase. Every auction property will have a bespoke legal pack. This should include evidence of title and search results. Where you are dealing with leasehold property the legal pack should contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to leasehold premises. You should pass this on to the conveyancer instructed by you ASAP. You also need to ensure that your finances are in place to complete on the on the contractual date .

Two weeks ago we had a mortgage agreed in principle with Leeds Building Society. Whitefield conveyancing lawyers are instructed. What is the average time that one could expect to receive a mortgage offer from Leeds Building Society?

Some lenders take longer than others. Have Leeds Building Society done the valuation? Have you informed Leeds Building Society as to your lawyers' details and checked that your lawyers are on the Leeds Building Society conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I am selling my house. I had a double glazing fitted in November 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Aldermore are being difficult. The Whitefield solicitor who is on the Aldermore conveyancing panel is recommending indemnity insurance as a solution but Aldermore are insisting on a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?

It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

How does conveyancing in Whitefield differ for newly converted properties?

Most buyers of new build premises in Whitefield approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is constructed. This is because new home sellers in Whitefield tend to buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Whitefield or who has acted in the same development.

How much experience do your Whitefield conveyancing solicitors have with Help To Buy, Shared Equity and similar schemes?

Whitefield conveyancing lawyers help thousands of buyers move home every year and helped lots of clients through the Help To Buy scheme. The chances are that whatever makes your case unique Whitefield conveyancers have worked on recent similar matters.