My husband and I are buying a 3 bedroom flat in Nelson with a mortgage. We have a Nelson conveyancer, but the mortgage company says she’s not on their "panel". We have to appoint one of the mortgage company panel conveyancing practices or keep our Nelson lawyer as well as pay for one of their panel firms to act for them. This seems very unfair; are we not able to require that the lender use our Nelson conveyancing practitioner ?

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. A further alternative is for your Nelson conveyancing solicitor to apply to be on the conveyancing panel.

My mortgage company has recommended solicitors on their panel based in Nelson but I would rather choose a conveyancing lawyer in Nelson local to me. Are you able to help?

Far from all Nelson conveyancing practices are listed all banks conveyancing panel. Use the above find an approved solicitor tool to choose a Nelson conveyancing firm on the on the bank panel.

About to purchase a new build flat in Nelson. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Nelson

Please supply a car parking plan. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please confirm the Lease plans are surveyor prepared. There must be mutual enforceability of lessee’s covenants.

As co-executor for the will of my grandmother I am disposing of a property in Neath but live in Nelson. My lawyer (who is 250 kilometers from merequires that I execute a stat dec before the transaction finalising. Can you recommend a conveyancing lawyer in Nelson to attest this legal document for me?

Technically speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will suffice regardless of whether they are Nelson based

I want to sublet my leasehold apartment in Nelson. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for permission?

Even though your previous Nelson conveyancing solicitor is no longer available you can review your lease to check if you are permitted to let out the property. The accepted inference is that if the deeds are non-specific, subletting is allowed. There may be a precondition that you must obtain permission via your landlord or some other party prior to subletting. This means that you cannot sublet in the absence of prior consent. Such consent must not not be unreasonably turned down. If your lease does not allow you to sublet you will need to ask your landlord for their consent.

Leasehold Conveyancing in Nelson - Examples of Questions you should consider before buying

What is the the remaining lease term? How much is the maintenance charge and ground rent on the flat? Is anyone aware of any major works anticipated that could add a premium to the service costs?