My husband and I are purchasing a 2 bedroom apartment in Langstone with a mortgage. We have a Langstone solicitor, but the lender says she’s not on their "panel". We have to appoint one of the bank panel firms or retain our Langstone conveyancing practitioner as well as pay for one of their panel ones to act for them. This feels very unfair; can we not demand that the mortgage company use our Langstone 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 Langstone conveyancing lawyer to apply to be on the conveyancing panel.

We're in Langstone, FTBs purchasing with a mortgage (lender is Co-operative , and our lawyer is on the Co-operative conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Co-operative conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

I bought my flat on 11 October and my personal details are still not on the land registry website. Need I be worried? My conveyancing solicitor in Langstone said it will be concluded inside ten days. Are properties in Langstone uniquely lengthy to register?

There is nothing unique when it comes to conveyancing in Langstone registration formalities. As opposed to being determined by geographic area, timescales can adjust according to the party submitting the application, whether it is in order and if the Land registry must send notices to any other parties. As of today roughly three quarters of such applications are fully dealt with within 12 days but occasionally there can be extensive delays. Registration is effected once the buyer has moved in to the property so post completion formalities is not typically top priority but if there is a degree of urgency associated with the registration then you or your conveyancer could speak with the land registry and explain the circumstances.

Due to the guidance of my in-laws I had a survey completed on a property in Langstone before instructing conveyancers. I have been told that there is a flying freehold overhang to the property. Our surveyor has said that some banks tend refuse to give a loan on such a premises.

It varies from the lender to lender. Bank of Scotland has different instructions for example to Halifax. If you call us we can look into this further with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Langstone. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Langstone to see if the conveyancing will be more expensive.

We are in the process of acquiring a property in Langstone. Can our conveyancer keep the amount we are are purchasing for a secret from sites such as Rightmove. Is this possible and how?

The Land Registry are legally required to specify price paid information on a register of the title for residential properties countrywide which includes homes in Langstone. The register of ownership is an open document, so HM Land Registry would be breaching their statutory duty excluded certain homes such as your property in Langstone.

You can ask HM Land Registry to hide the price paid entry however the response would be in the negative.