We are purchasing a 1 bedroom apartment in Biggleswade with a mortgage. We have a Biggleswade conveyancer, but the lender advise he's not on their "panel". We have to appoint one of the lender panel solicitors or retain our Biggleswade solicitor and pay for one of their panel lawyers to act for them. We consider that this is inequitable; can we not insist that the mortgage company use our Biggleswade conveyancing practitioner ?

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. Another option that might be available is for your Biggleswade conveyancing solicitor to apply to be on the conveyancing panel.

Having sold my house in Biggleswade last August but the buyer keeps e-mailing every few hours to moan that their lawyer is waiting to hear from mine. What are the post completion sale formalities now that I have sold?

After completion of your house sale your solicitor should send the transfer deeds and all of the paperwork to the purchaser's lawyers. If applicable, your solicitor must also confirm that the home loan has been paid off to the buyers lawyers. There are no post completion formalities peculiar conveyancing in Biggleswade.

A colleague recommended that where I am buying in Biggleswade I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

A search of this type is usually included in the estimate for your Biggleswade conveyancing searches. It is a large report of about 40 pages, listing and detailing important information about Biggleswade around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Biggleswade Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful data about Biggleswade.

About to purchase a new build apartment in Biggleswade. Conveyancing is a frightening process 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 conveyancing.

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

Forfeiture - bankruptcy or liquidation must not apply under this provision. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? 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. 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.

I am looking for a flat up to £245,000 and identified one close by in Biggleswade I like with open areas and transport links nearby, however it only has 61 years on the lease. I can't really find anything else in Biggleswade in this price bracket, so just wondered if I would be making a grave error buying a short lease?

If you need a home loan the shortness of the lease will be an issue. Reduce the price by the amount the lease extension will cost if not already taken into account. If the current owner has owned the premises for at least twenty four months you may request that they start the process of the extension and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer about this.