Me and my partner are buying a 2 bedroom apartment in St Nicholas with a mortgage. We like our St Nicholas conveyancer, however the mortgage company says she’s not on their "panel". We have to appoint one of the bank panel solicitors or keep our St Nicholas as well as pay for one of their panel ones to represent them. This seems very unfair; is there anything we can do?

Unfortunately,no. Your mortgage offer 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 St Nicholas conveyancing lawyer to apply to be on the conveyancing panel.

Do I need to pay for insurance to address the risk of chancel repairs when purchasing a house in St Nicholas?

Unless a prior acquisition of the house completed after 12 October 2013 you may expect lawyers handling conveyancing in St Nicholas to continue to suggest a chancel search and or insurance against a claim.

I am thinking of appointing a conveyancing lawyer in St Nicholas for my home move. Is it possible to review a firm’s complaints history with the legal regulator?

Anyone may see presented Solicitor Regulator Association (SRA) decisions arising from investigations started on or after Jan 2008. Visit Check a solicitor's record. For information Pre 2008, or to check a firm's history, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, use +44 (0)121 329 6800. The regulator could recorded call for training reasons.

I today plan to offer on a house that seems to meet my requirements, at a reasonable figure which is making it all the more appealing. I have just been informed that the title is leasehold rather than freehold. I am assuming that there are particular concerns buying a leasehold house in St Nicholas. Conveyancing lawyers have are soon to be appointed. Will my lawyers set out the risks of buying a leasehold house in St Nicholas ?

Most houses in St Nicholas are freehold and not leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can assist with the conveyancing process. We note that you are purchasing in St Nicholas in which case you should be looking for a St Nicholas conveyancing solicitor and check that they are used to dealing with leasehold houses. First you will need to check the unexpired lease term. As a lessee you will not be at liberty to do whatever you want with the house. The lease comes with conditions such as obtaining the freeholder’spermission to conduct changes to the property. It may be necessary to pay a maintenance charge towards the upkeep of the estate where the house is located on an estate. Your lawyer will advise you fully on all the issues.

Leasehold Conveyancing in St Nicholas - Sample of Queries Prior to buying

Generally speaking the cost for major works are not included within maintenance charges, although there some managing agents in St Nicholas obliged leaseholders to pay into a sinking fund created for the specific purpose of establishing a fund for major works. The answer will be important as a) areas could cause problems for the building as the common areas may start to deteriorate where services are not paid for b) if the tenants have an issue with the running of the building you will need to know about it Where a St Nicholas lease has no more than 80 years it will have adverse implications on the value of the flat. Check with your mortgage company that they are willing to to proceed given the lease term. A short lease means that you will almost definitely have to extend the lease at some point and you need to have some idea of what this will be. For most St Nicholaslease extensions you would be be obliged to have been the owner of the residence for a couple of years in order to be legally able to extend the lease.

Should I stop the direct debit for my mortgage with as soon as a completion date for my home sale in St Nicholas has been set?

No, you must continue paying any mortgage payments to pending the mortgage being redeemed on completion as part of your St Nicholas conveyancing.