We are hoping to acquire a 3 bedroom apartment in Sands End with a mortgage. We would like to retain our Sands End solicitor, however the mortgage company says she’s not on their "panel". We have to appoint one of the mortgage company panel conveyancing practices or continue with our Sands End solicitor as well as pay for one of their panel firms to represent them. This feels very unfair; can we not insist that the lender use our Sands End conveyancing practitioner ?

No, not really. 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 Sands End conveyancing lawyer to apply to be on the conveyancing panel.

Will lawyers ask for money on account when it comes to conveyancing in Sands End?

Where you are retaining lawyers for conveyancing in Sands End your lawyer will request that you put them with monies to cover the search fees. Generally this is asked for to cover the fees of the conveyancing searches. If any deposit is as part of the purchase price then this should be needed immediately before contracts are exchanged. The closing balance that is due should be sent to your lawyer a few days ahead of the completion date.

My wife and I are close to exchanging contracts on the sale of our property in Sands End and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. A high street Sands End lawyer would know that there is no such problem. For the life of me I don't know why the buyers instructed an internet conveyancing practice rather than a conveyancing solicitor in Sands End. We have lived in Sands End for many years we know of no issue. Should we get in touch with our local Authority to obtain confirmation need.

It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)

How does conveyancing in Sands End differ for new build properties?

Most buyers of new build property in Sands End contact us having been asked by the developer to sign contracts and commit to the purchase even before the house is completed. This is because new home sellers in Sands End tend to purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Sands End or who has acted in the same development.

We are contemplating appointing a web based conveyancing practitioner ahead of a Sands End conveyancing firm. Any advice?

Advantages do exist in being able to visit a local Sands End conveyancing solicitor for example

• signing papers on short notice
• sometimes being able to see someone face-to-face can make a huge difference, particularly for more complex house moves
• the ability to complain if things go pear-shaped

When comparing quotes, look out for hidden extras. Most decent Sands End high street solicitors give an all-inclusive price. Many online agents appear to offer discounted fees, yet have hidden 'extras' in the small print.