We are buying a 1 bedroom apartment in Longlands with a mortgage. We have a Longlands lawyer, but the mortgage company advise she’s not on their "panel". We have to appoint one of the mortgage company panel firms or retain our Longlands and pay for one of their panel lawyers to act for them. We feel that this is inequitable; can we not demand that the lender use our Longlands ?

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. Another option that might be available is for your Longlands conveyancing solicitor to apply to be on the conveyancing panel.

Is there a reason why leasehold purchase conveyancing in Longlands is more expensive?

In summary, leasehold conveyancing in Longlands and usually requires more hours of investigation compared to freehold conveyancing. This includes lease investigation, corresponding with the landlord about serving required notices, obtaining current service charge and management information, obtaining the freeholder’s consents and reviewing management accounts. The obligations on both the landlord and the tenant in the lease need to be studied by the buyer’s conveyancing team and read from beginning to end – regardless of the fact the lease has passed through many different property solicitors hands since it was first entered into.

I have been told that property searches are a common reason for stalling in Longlands house deals. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) has noted the conclusions of research by MoveWithUs that conveyancing searches do not figure amongst the top 10 causes of hindrances in the conveyancing process. Local searches are not likely to be the root cause of delay in conveyancing in Longlands.

I'm buying my first flat in Longlands with the aid of help to buy. The developers would not reduce the amount so I negotiated five thousand pounds worth of extras instead. The estate agent advised me not to tell my conveyancer about the extras as it may impact my loan with . 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.

I am an executor of my recently deceased mum’s Will, with a bungalow in Longlands which will be marketed. The bungalow is unregistered at HMLR and I'm advised that many purchasers will insist that it is in place before they will proceed. What's the procedure for this?

In the situation that you have set out it seems sensible to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.