My wife and I are hoping to purchase a 2 bedroom flat in Bishops Cleeve with a mortgage. We would like to retain our Bishops Cleeve lawyer, but the mortgage company says she’s not on their "panel". It seems we have little option but to select one of the mortgage company panel conveyancing practices or retain our Bishops Cleeve property lawyer and pay for one of their panel lawyers to represent them. We feel that this is unjust; are we not able to demand that the bank use our Bishops Cleeve conveyancing practitioner ?

No, not really. Your mortgage offer 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. A further alternative is for your Bishops Cleeve conveyancing lawyer to apply to be on the conveyancing panel.

My wife and I have just purchased a property in Bishops Cleeve. We have noticed several problems with the property which we suspect were overlooked in the conveyancing searches. Is there anything we can do? Can you clarify the type of searches that needed to have been carried out as part of conveyancing in Bishops Cleeve?

It is not clear from the question as to the nature of the problems and if they are specific to conveyancing in Bishops Cleeve. Conveyancing searches and due diligence undertaken during the legal transfer of property are designed to help avoid problems. As part of the process, the vendor fills in a questionnaire known as a SPIF. If the information is inaccurate, you may have a misrepresentation claim against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Bishops Cleeve.

The estate agent has sent us the confirmation of our purchase of a new build flat in Bishops Cleeve. Conveyancing is necessary evil 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.

Here is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Bishops Cleeve

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. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Please supply a car parking plan. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

In what way does the Landlord & Tenant Act 1954 affect my commercial property in Bishops Cleeve and how can you help?

The particular law that you refer to affords a safeguard to business lessees, giving them the dueness to make a request to court for a continuation of occupancy at the end of the lease term. There are limited grounds where a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Bishops Cleeve is one of our numerous locations in which the firms we work with are located

I am looking for a conveyancing lawyer in Bishops Cleeve for my purchase. Is there any facility to review a firm’s complaints history with the legal regulator?

You can read presented Solicitor Regulator Association (SRA) determinations resulting from inquisitions started on or after 1 January 2008. Go to Check a solicitor's record. For details about the period before 1 January 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, dial +44 (0)121 329 6800. The regulator may monitor telephone calls for training purposes.