Am I correct in assuming that the fact that my solicitor in Langland is not listed on my bank's solicitor panel that there is a problem with the quality of the firm’s work?

That would more than likely be a wrong assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Langland conveyancing firm and enquire why they are no longer on the approved list for your bank.

Does a directory service exist listing UBS panel solicitors in Langland on the Council of Mortgage Lender’s Website?

Unfortunately not yet. There is no such tool on the Council of Mortgage Lenders or Building Society Association websites. Very few lending institutions make their panel listings visible over the internet. Where you are in need of a Langland conveyancing practitioner on the UBS please use our tool.

We were going to get a DIP from RBS this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do RBS recommend any Langland solicitors on the RBS conveyancing panel, or is it better to go independently?

You will need to appoint Langland solicitors independently although you'll need to choose one on the RBS conveyancing panel. The solicitor represents both you and RBS through the process.

Planning on purchasing a maisonette in Langland. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Nottingham conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Langland property lawyer is on the Nottingham conveyancing panel.

Are there restrictive covenants that are commonly identified as part of conveyancing in Langland?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Langland. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

Due to the advice of my in-laws I had a survey completed on a house in Langland before instructing lawyers. I have been advised that there is a flying freehold aspect to the house. Our surveyor has said that some banks may not issue a mortgage on this type of house.

It varies from the lender to lender. Lloyds has different requirements for example to Birmingham Midshires. Should you wish to call us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Langland. Conveyancing will be smoother if you use a solicitor in Langland especially if they regularly deal with such properties in Langland.

I have miscalculated my finances and am a couple of grand short a 10% deposit on my flat purchase in Langland , but I am anxious go ahead. What can I do?

One option is to try and agree a lesser deposit. Most sellers will agree to a lesser deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last minute