My conveyancer has discovered a defect with the lease for the flat we are buying in Mere. The seller’s lawyers have put forward defective title insurance as a solution. We are content with insurance and will cover the costs. Our property lawyer has advised that he must be satisfied that the bank is happy with this solution. Are we the client or is the lender?

Even though you have a mortgage offer from the mortgage company does not mean to say that the property will meet their requirements for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook provisions. You and the bank are the client. The appropriate lender provisions have to be complied with.

As someone with no idea as to the Mere conveyancing process what’s your top tip you can impart concerning the legal transfer of property in Mere

You may not hear this from too many lawyers but conveyancing in Mere or throughout England and Wales is an adversarial experience. In other words, when it comes to conveyancing there exists an abundance of room for conflict between you and others involved in the ownership transfer. For example, the vendor, property agent and sometimes a lender. Appointing a solicitor for your conveyancing in Mere should not be taken lightly as your conveyancer is your adviser, and is the ONLY party in the transaction whose interest is to look after your legal interests and to keep you safe.

There is a distinct emergence of a "blame" culture- someone must be blamed for the process taking so long. We recommend that you must always trust your conveyancer above the other parties when it comes to the legal transfer of property.

I am buying a new build flat in Mere. Can I do my own conveyancing?

Leaving aside the complexities and merits of DIY conveyancing in Mere you will have to appoint a solicitor on your mortgage company's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Mere.

My wife and I own a semi-detached Victorian property in Mere. Conveyancing practitioner represented me and Leeds Building Society. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, another for leasehold with the exact same address. I'd like to know for sure, how can I find out??

You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Mere and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with your conveyancing lawyer who conducted the purchase.

My husband and I are first time buyers - agreed a price, yet the selling agent told us that the vendor will only issue a contract if we use their preferred solicitors as they want an ‘expedited deal’. Our preferred option is to instruct a local conveyancer used to conveyancing in Mere

We suspect that the owner is not behind this demand. Should the seller desire ‘a quick sale', alienating a motivated buyer is not the way to achieve this. Avoid the agents and go straight to the owners and explain that (a)you are serious purchasers (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)however you are going to instruct your preferred Mere conveyancing solicitors - as opposed tothose that will provide the estate agent a kickback or meet his conveyancing targets pre-set by corporate headquarters.