My wife and I are hoping to buy a 1 bedroom apartment in Nailsea with a mortgage. We have a Nailsea conveyancer, however the mortgage company advise she’s not on their "panel". We have to appoint one of the mortgage company panel firms or retain our Nailsea property lawyer as well as pay for one of their panel ones to represent them. This seems very unfair; is there anything we can do?

Unfortunately,no. The mortgage offered to you 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 Nailsea conveyancing solicitor to apply to be on the conveyancing panel.

My Conveyancer in Nailsea is not listed on the Bank of Ireland Solicitor Panel. Can I still continue with my family solicitor notwithstanding that they are excluded from the Bank of Ireland panel?

Your options are as follows:

1. Complete the purchase with your preferred Nailsea solicitors but Bank of Ireland will need to retain a lawyer on their panel. This will result in additional overall conveyancing charges and result in frustration.
2. Choose an alternative solicitor to to deal with the purchase, not forgetting to check they are Bank of Ireland approved.
3. Try to convince your Bank of Ireland based solicitor to attempt to join the Bank of Ireland panel

Over the last few months I have been searching for a ground for flat up to £245,000 and found one close by in Nailsea I like with open areas and station in the vicinity, the downside is that it's only got 52 years unexpired on the lease. I can't really find anything else in Nailsea suitable, so just wondered if I would be making a grave error buying a lease with such few years left?

Should you need a mortgage the shortness of the lease will likely be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of 2 years you may request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this matter.

I am looking to sell my property. My former conveyancers has retired. I would be grateful for any recommendation of a conveyancing firm. Im based in Nailsea if that affects matters.

Do use our search tool to help you find a solicitor for your conveyancing in Nailsea. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs smoothly.

My wife and I have recently had an offer accepted on our first house in Nailsea, and need to get solicitors appointed. We have made use of the various comparison based websites and the results are from all over the country. Is it important to have a Nailsea property lawyer local to the prospective new home? I am willing to do everything over email, but I guess at some point we may be required to attend the solicitor's office to sign documents?

The conveyancer does not have to be in Nailsea, but opting for local means that you can go in if needed, by way of example, if a signature is needed urgently. In addition, a Nailsea solicitor have established relationships with local agents and (if the vendor has chosen a local conveyancing practitioner) with them, which should help smooth the process.