We are buying a property in Redland. It might be a silly question but how we can trust a lawyer? On completion day we will need to put funds into their account. What protection do we have from them run away with our money?

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.

is it true that all Redland conveyancing solicitors on the Santander conveyancing panel are regulated by the SRA?

As a firm of solicitors, in order to be on the Santander approved list of solicitors they would need to be regulated by the SRA. Many mortgage companies do permit licenced conveyancers on their panel and in that case the practice would be governed by the Council of Licensed Conveyancers.

I am currently in the process of buying my council flat in Redland. I have a mortgage offer with Leeds Building Society. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Leeds Building Society, you will need to appoint a solicitor on the Leeds Building Society conveyancing panel.

How does conveyancing in Redland differ for newly converted properties?

Most buyers of new build premises in Redland contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is ready to move into. This is because builders in Redland tend to buy the real estate, 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 conveyancing solicitors 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 Redland or who has acted in the same development.

I'm refinancing my primary house to a BTL loan with Britannia and intend to use the remaining equity as a deposit on another property. The location we are looking at is Redland. Will your lawyers be able to act for the two lenders and tie in the transactions?

Do use our comparison tool on this page to ensure that the lawyers are on the relevant lender panels. Having checked that they are your lawyer should be able to connect the two deals but you should talk with you conveyancer and make apparent your desired outcome and needs.

I need to instruct a conveyancing practitioner in Redland for my remortgage. Can I review a firm’s complaints history with the profession’s regulator?

Anyone may search for presented Solicitor Regulator Association (SRA) decisions stemming from inquisitions started on or after 1 January 2008. Go to Check a solicitor's record. To find information Pre 2008, or to check a firm's record, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, call +44 (0)121 329 6800. The regulator could monitor call for training requirements.

I am considering choosing a web based solicitor rather than a Redland conveyancing practice. Any advice?

There are advantages of having the opportunity to pop in to a local Redland conveyancing solicitor such as

• signing documents and and when necessary
• sometimes being able to see someone face-to-face can make a significant difference, particularly for more complex conveyancing
• the ability to raise concerns if matters go pear-shaped

When checking estimates, look carefully for hidden extras. The majority decent Redland high street solicitors give an all-inclusive figure. Often online agents appear to offer discounted fees, but have burried 'extras' in the fine print.