Me and my partner are buying a 3 bedroom flat in Broadway with a mortgage. We have a Broadway conveyancer, however the mortgage company says he's not on their "panel". It seems we have little option but to select one of the lender panel conveyancing practices or keep our Broadway as well as pay for one of their panel ones to act for them. This feels very unfair; 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 bank’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 Broadway conveyancing lawyer to apply to be on the conveyancing panel.

My wife and I are close to exchanging contracts on the sale of our property in Broadway and according to the buyers it appears that there is a possibility that the property was built on contaminated land. Any high street Broadway lawyer would know that there is no such problem. For the life of me I don't know why the buyers are using an online conveyancing outfit rather than a conveyancing solicitor in Broadway. Having lived in Broadway for 4 years we know of no issue. Should we contact our local Authority to seek confirmation that the buyers are looking for.

It sounds as though you may have a conveyancing solicitor currently acting for you. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)

It has been three months following my purchase conveyancing in Broadway took place. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £170,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

Due to the encouragement of my in-laws I had a survey completed on a house in Broadway before retaining solicitors. I have been informed that there is a flying freehold overhang to the property. Our surveyor has said that some mortgage companies will not give a mortgage on a flying freehold home.

It varies from the lender to lender. Bank of Scotland has different requirements for example to Nationwide. If you call us we can check via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Broadway. Conveyancing will be smoother if you use a solicitor in Broadway especially if they are accustomed to such properties in Broadway.

My wife and I purchased a leasehold flat in Broadway. Conveyancing and mortgage went though with no issue. A letter has just been received from someone saying they have taken over the freehold. It included a demand for arrears of ground rent dating back to 1997. The conveyancing solicitor in Broadway who acted for me is not around. Do I pay?

First contact HMLR to be sure that the individual claiming to own the freehold is in fact the new freeholder. There is no need to instruct a Broadway conveyancing solicitor to do this as you can do this on the Land Registry website for £3. You should note that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

Leasehold Conveyancing in Broadway - A selection of Questions you should consider before buying

How is the lease structured? What is the yearly maintenance fee and ground rent? What is the length of the lease?