My fiance and I are purchasing a newly converted apartment in Southsea with a homeloan from .We like our Southsea conveyancing lawyer but informed us she’s not on their "panel". we are left little option but to use a panel solicitor or retain our preferred solicitor and pay for one of their panel ones to act for them. We feel as though this is unjust; Can we not simply insist that use our lawyer?

Unfortunately,no. The home loan issued to you is subject to its various provisions, one of which will be that conveyancers must be on the solicitor 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 lawyer to apply to be on the conveyancing panel for

Me and my partner are buying a flat in Southsea. It might be a silly question but how we can trust a lawyer? On the day of competition we have to send our life savings 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.

How can we know in advance if a Southsea conveyancing solicitor on the panel is any good?

When it comes to conveyancing in Southsea getting recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the lawyer handling your conveyancing.

I am due to exchange contracts on my flat. I had a double glazing fitted in February 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, are being problematic. The Southsea solicitor who is on the conveyancing panel is saying indemnity insurance will be fine but are insisting on a building regulation certificate. Why do have a conveyancing panel if they don't accept advice from them?

It is probably the case that have referred the matter to their valuer. The reason why may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

How does conveyancing in Southsea differ for new build properties?

Most buyers of new build residence in Southsea come to us having been asked by the builder to exchange contracts and commit to the purchase even before the premises is built. This is because new home sellers in Southsea usually buy 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 conveyancers 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 used to new build conveyancing in Southsea or who has acted in the same development.

We're new to the buying process - had an offer accepted, yet the agent has warned us that the owners will only move forward if we use their preferred conveyancers as they need a ‘quick sale’. Our preferred option is to instruct a local solicitor who is familiar with conveyancing in Southsea

We suspect that the seller is unaware of this requirement. If they want ‘a quick sale', taking such a hostile approach to a genuine purchaser is going to damage their objectives. Contact the sellers directly and make the point that (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)but you are going to appoint your preferred Southsea conveyancing solicitors - not the ones that will provide their negotiator at the agency a kickback or hit his conveyancing figures demanded by corporate headquarters.

Me and my partner are FTB’s just having agreed a price on a property in Southsea, and are about to get solicitors appointed. We have used the different rating based websites and the quotes are from all over the the UK. Is it critical to have a Southsea local to the potential house? I am happy to do everything electronically, but I guess at some point we will need to attend the 's office to sign contracts?

There is no need to attend the office of your , they can send any relevant papers to you, which you can sign and send back. Many home movers choose to instruct a locally based solicitor, but it's by no means essential for conveyancing in Southsea.