My wife and I are intending to purchase a 1 bedroom flat in Sawtry with a mortgage. We like our Sawtry solicitor, but the lender advise he's not on their "panel". It appears that we have no choice but to use one of the mortgage company panel solicitors or continue with our Sawtry and pay for one of their panel firms to act for them. We feel that this is inequitable; are we not able to require that the mortgage company use our Sawtry ?

Unfortunately,no. The mortgage offered to you 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 Sawtry conveyancing lawyer to apply to be on the conveyancing panel.

My Sawtry lawyer has spotted an inconsistency between the assumptions in the valuation survey and what is in the legal papers for the property. My lawyer says that he must check that the bank is happy with this discrepancy and is content to go ahead. Is my lawyer’s approach appropriate?

Your must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

I had intended to instruct a conveyancing solicitor in Sawtry for our house purchase. Our financial adviser informed us that our mortgage lenders won't deal with them. Surely this is unduly restrictive?

Pre- 2008 most banks had an appetite for risk which was higher than today. Almost all Sawtry conveyancing firms would have been on most bank panels. The financial services regulator in 2010 completed a thematic investigation into mortgage fraud which concluded: know the conveyancing solicitors dealt with. Consequently, lenders have regularly sought more data from law firms relating to their operations and the individuals who work for them and establishing certain criteria such a completing on a minimum number of transactions. Many Sawtry conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Sawtry is one of the hundreds of locations where the lawyers we list are on the panel for .

The estate agent has sent us the confirmation of our purchase of a new build apartment in Sawtry. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Sawtry

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. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. 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.

Should I choose a Sawtry conveyancing lawyer who is local to the property I am purchasing? An old friend can carry out the conveyancing but her office is 400kilometers away.

The benefit of a high street Sawtry conveyancing practice is that you can drop in to execute paperwork, present your identification documents and pester them if necessary. They will also have local intelligence which is a bonus. That being said it's more important to get someone that will do a good and efficient job. If you know people who used your friend and they were impressed that must surpass using an unknown Sawtry conveyancing lawyer just because they are round the corner.