I plan on purchasing a flat in Appleton. My Solicitor has never been on on the mortgage company approved panel. Can I still continue with my Appleton conveyancing solicitor notwithstanding that they are not on the lender approved list?

You have a number of choices available to you here

• Carry on with your existing Appleton conveyancer but your bank will undoubtedly instruct a lawyer from their conveyancing panel. The net result is additional cost and likely interruption.
• Choose a new property lawyer to act in the purchase, making sure they are on the bank conveyancing panel.
• Convince your property lawyer to pull out all the stops to get listed on the bank’s conveyancing panel

My partner and I are refinancing our maisonette in Appleton with Clydesdale. We have a son approaching twenty who lives at home. Our solicitor requested us to identify anyone over the age of 17 other than ourselves who lives in the flat. Our lawyer has now e-mailed a document for our son to sign, giving up any rights in the event that the apartment is repossessed. I have a couple of questions (1) Is this document specific to the Clydesdale conveyancing panel as he did not need to sign this form when we purchased 5 years ago (2) Does our son by signing this compromise his rights to inherit the property?

On the face of it your lawyer has done nothing wrong as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Clydesdale. This is solely used to protect Clydesdale if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Clydesdale had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.

My husband and I wish to acquire a newly converted flat in Appleton with a loan from HSBC Bank.We would like to retain our Appleton conveyancing practitioner but HSBC Bank informed us she’s not on their approved list of firms. we are left little option but to use a HSBC Bank panel firm or keep our local solicitor and pay for a HSBC Bank panel lawyer to act for them. We feel as though this is unjust; is there anything we can do?

No, not really. The mortgage offered to you is subject to its various provisions, one of which will be that solicitors needs to be on the HSBC Bank solicitor panel. in the past, most mortgage companies had large numbers of solicitors 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 solicitors to apply to be on the conveyancing panel for HSBC Bank

My father-in-law has suggested that I appoint his conveyancers in Appleton. Should I use them?

There are no two ways about it the best way to find a conveyancing solicitor is to have referrals from friends or relatives who have actually experience in using the conveyancer that you are are thinking of instructing.

What advice can you give us when it comes to choosing a Appleton conveyancing practice to carry out our lease extension conveyancing?

If you are instructing a property lawyer for lease extension works (regardless if they are a Appleton conveyancing firm) it is essential that they be familiar with the legislation and specialises in this area of work. We advise that you talk with two or three firms including non Appleton conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be helpful:

If they are not ALEP accredited then what is the reason? How many lease extensions has the firm completed in Appleton in the last year?

Appleton Leasehold Conveyancing - A selection of Queries before Purchasing

Please note that where the lease has no more than eighty years it will have adverse implications on the salability of the property. Check with your lender that they are willing to to proceed given the lease term. A short lease means that you will probably have to extend the lease at some point and you need to have some idea of how much this will be. Remember, in most cases you would be be obliged to have been the owner of the premises for 24 months before you are legally able to extend the lease. Make sure you enquire if there is anything that is prohibited in the lease. For example some leases prohibit pets being permitted in certain buildings in Appleton. If you like the flatin Appleton yet your dog is not allowed to make the move with you then you will be faced difficult decision.