Is the fact that my conveyancer in Langstone is not on my lender's solicitor panel that there is a problem with the quality of the firm’s work?

It would not be wise to jump to that conclusion. There are plenty of plausible explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the Langstone conveyancing practice and ask them why they are no longer on the approved list for your lender.

We note that you have a search directory listing law firms on the Coventry BS conveyancing panel. Do companies pay you a referral fee if I instruct them for our own conveyancing in Langstone?

We are a listing service only for law firms wishing to communicate if they are on the Coventry BS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Langstone.

Me and my partner are purchasing a apartment in Langstone. It might be a silly question but how we can trust a conveyancer? On the day of competition we will need to put funds into their account. What is the protection we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

My husband and I have organised the release of further funds on our mortgage from Lloyds as we want to carry out a loft conversion to our home in Langstone. Do we need to choose a nearby Langstone solicitor on the Lloyds conveyancing panel to handle the legals?

Lloyds do not ordinarily require firms on their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Lloyds panel.

My offer on a house in Langstone has been accepted, but there is a chain. The sellers have put an offer on a property, however it’s not yet agreed to, and have viewings of other properties in the pipeline. I have selected a high street conveyancing solicitor in Langstone. What do I do now? When should I get the mortgage application with UBS started?

It is understandable to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is in the region of £1k, then valuation, Langstone conveyancing search fees, etc). The first thing to do is check that your conveyancer is on the UBS approved list. Concerning the next phase this very much depends on the specifics of your case, motivation for this property and on the state of the market. During a hot market the majority of buyers will apply for a home loan with UBS and arrange for the valuation and only if it was satisfactory would they ask their conveyancer to proceed with the conveyancing in Langstone.

The estate agent has sent us the confirmation of our purchase of a new build flat in Langstone. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Langstone

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. 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. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

I've recently found out that there is a flying freehold element on a house I have offered on two weeks back in what was supposed to be a quick, no chain conveyancing. Langstone is where the house is located. What do you suggest?

Flying freeholds in Langstone are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Langstone you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Langstone may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.