My wife and I are intending to buy a 1 bedroom apartment in Presteigne with a mortgage. We have a Presteigne solicitor, however the lender advise he's not on their "panel". It seems we have little option but to use one of the mortgage company panel conveyancing practices or keep our Presteigne solicitor and pay for one of their panel firms to represent them. This feels very unfair; are we not able to require that the mortgage company use our Presteigne conveyancer ?

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 Presteigne conveyancing solicitor to apply to be on the conveyancing panel.

Last October we completed a house move in Presteigne. We have noticed several problems with the property which we consider were missed in the conveyancing searches. Is there anything we can do? What searches should? have been conducted for conveyancing in Presteigne?

The query is not clear as what problems have arisen and if they are specific to conveyancing in Presteigne. Conveyancing searches and due diligence initiated during the legal transfer of property are carried out to help avoid problems. As part of the process, the vendor fills in a form known as a SPIF. If the information turns out to be inaccurate, you could possibly take legal action against the owner 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 Presteigne.

I have been told that property searches are the main reason for stalling in Presteigne conveyancing transactions. Is this right?

The Council of Property Search Organisations (CoPSO) has noted the findings of a review by MoveWithUs that conveyancing searches do not figure within the common causes of hindrances during the legal transfer of property. Searches are not likely to be the root cause of holding up conveyancing in Presteigne.

I've recently found out that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a quick, chain free conveyancing. Presteigne is the location of the property. Can you offer any opinion?

Flying freeholds in Presteigne are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Presteigne you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Presteigne may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

Online reading suggests that Presteigne solicitors are more costly than Presteigne conveyancers in Presteigne when it comes to buying a property. So is it better if I use a conveyancer or a solicitor if I am buying for my home move in Presteigne.

When it comes to conveyancing in Presteigne the costs are unlikely to vary dramatically depending on whether the legal expert is a licenced conveyancer or solicitor.