My fiance and I are hoping to buy a newbuild apartment in Langland with a loan from Accord Mortgages Ltd.We would like to retain our Langland conveyancing solicitor but Accord Mortgages Ltd informed us her practice is not listed on their "panel". It seems we are left with no choice but to instruct a Accord Mortgages Ltd 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; is there anything we can do?

Unfortunately,no. The mortgage offered to you is subject to its various provisions, a common one being that lawyers needs to be on the Accord Mortgages Ltd approved list. Until recently, most banks had large numbers of solicitors 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 Accord Mortgages Ltd

I am due to move home in March. Should my conveyancing solicitor update the removal company on the day of completion. Incidentally, can you suggest a removal company in Langland. Conveyancing solicitor was chosen prior to coming across this site.

On the day of completion you can pick up the house keys from the estate agent but this can only occur once the sellers lawyers inform the agent that they have the completion monies and the keys can be handed over. After that you can tell the removal company that you are ready to move in. As a matter of policy we do not suggest a specific removal organisation but can help you find a residential property solicitor in Langland or a solicitor with expertise in conveyancing in Langland.

We had selected conveyancers based in Langland on the Skipton solicitor panel. They are now charging me an additional amount for the legal aspects of the Skipton mortgage. Is this an additional conveyancing fee set by Skipton?

As unfair as it may appear, as long as it’s in their Terms and Conditions or Quote then yes your solicitor is entitled to charge a fee for this. The fee is not dictated by Skipton but by your Langland property lawyer. Plenty of firms on the Skipton panel will quote an ‘acting for lender’ fee but many firms include it on their overall fee.

I'm in the throws of looking at apartments in Langland and I am now considering a potential offer. Should I already have a conveyancing practitioner appointed at this stage? I intend to finance via a home loan with Clydesdale.

You should start obtaining conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the EA. Given that you are obtaining a mortgage with Clydesdale, make sure you remember to check that your lawyer is on the Clydesdale conveyancing panel.

Just had an offer accepted on a new build apartment in Langland. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Langland

Please confirm the Lease plans are architect prepared. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Forfeiture - bankruptcy or liquidation must not apply under this provision. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.

Due to the advice of my in-laws I had a survey completed on a property in Langland before retaining conveyancers. I have been informed that there is a flying freehold element to the property. My surveyor has said that some lenders may refuse to grant a mortgage on a flying freehold home.

It depends who your proposed lender is. Bank of Scotland has different instructions for example to Birmingham Midshires. Should you wish to call us we can check with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Langland. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Langland to see if the conveyancing will be more expensive.

I need to find a conveyancing solicitor for freehold conveyancing in Langland. I've stumble across a web site which looks to be the ideal offering If it is possible to get all the legals done via phone that would be ideal. Should I be wary? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?