I have an AIP. The bank mentioned the mortgage came with free conveyancing. Is the implication that I have to appoint their panel solicitor as I would much rather appoint a Redland based conveyancing firm?

Do check but the the probability is that appoint one of their panel lawyers where you want the "fee-free" offer. Contact the lender to ask if they make available a cash alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case you could put that amount towards the cost for your conveyancing solicitor in Redland.

Me and my partner 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 money into their account. What is the protection we have from them run away with our deposit?

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.

Can you point me to a directory of Skipton panel solicitors in Redland on the UK Finance Lenders’ Handbook Website?

No. There is no such directory service on the Council of Mortgage Lenders or Building Society Association sites. Very few mortgage companies make their panel listings open the public on the web. Where you are seeking to appoint a Redland solicitor on the Skipton please use our facility.

I recently had an offer agreed on a house in Redland. My financial adviser pressured me to appoint their property lawyer. I paid an advanced payment of £200. Shortly after, the conveyancer contacted me to say that they were not on the Santander conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Santander panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Will my conveyancer be making enquiries regarding flooding during the conveyancing in Redland.

Flooding is a growing risk for lawyers dealing with homes in Redland. There are those who acquire a property in Redland, completely expectant that at some time, it may suffer from flooding. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or sell the premises. Steps can be carried out during the course of a house purchase to forewarn the buyer.

Lawyers are not best placed to impart advice on flood risk, however there are a number of checks that may be carried out by the purchaser or by their lawyers which will give them a better appreciation of the risks in Redland. The conventional set of information given to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) includes a standard question of the owner to determine if the property has suffered from flooding. If flooding has previously occurred and is not revealed by the owner, then a buyer could bring a compensation claim as a result of such an incorrect answer. A buyer’s lawyers will also conduct an enviro search. This should higlight if there is a recorded flood risk. If so, additional investigations will need to be made.

Due to the guidance of my in-laws I had a survey completed on a property in Redland before retaining solicitors. I have been informed that there is a flying freehold element to the house. Our surveyor has said that some mortgage companies will refuse to issue a loan on this type of property.

It varies from the lender to lender. HSBC has different instructions for example to Birmingham Midshires. If you contact us we can investigate further via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Redland. Conveyancing may be slightly more expensive based on your lender's requirements.

I have been sourcing a conveyancing solicitor in Redland for my purchase. Is there any facility to see a firm’s record with the legal regulator?

Members of the public can review published Solicitor Regulator Association (SRA) decisions arising from inquisitions from 2008 onwards. Visit Check a solicitor's record. To find information Pre 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. International callers, dial +44 (0)121 329 6800. The regulator sometimes recorded call for training purposes.