Some advice if I may. My Henleaze lawyer is advising me that he has toconduct Henleaze conveyancing searches asthe firm are on the Lloydssolicitor panel. Do I not have any options here?

Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a mortgage company your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the CML Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Henleaze conveyancing searches.

When it comes to mortgage companies such as Barclays, do Henleaze lawyers have to pay an annual charge to be on the list of approved solicitors?

We are unaware of any mortgage company fees to register on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.

After much negotiation I have agreed a price on an apartment in Henleaze. My mortgage broker pressured me to appoint their property lawyer. I paid an on account payment of £175. Not long after, the property lawyer called me to say that they were not on the Principality 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 Principality 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.

Leeds Building Society have agreed my home loan in principle, my offer on a apartment in Henleaze has been accepted, what are the next steps?

Your property agent will want to be advised as to your lawyer's details (be sure the property lawyers are on the bank’s panel). Contact Leeds Building Society or the broker and finish off any outstanding paperwork. Leeds Building Society will sellect a valuer who will get in touch with the estate agent or owners to book an appointment. Once conducted (assuming no problems) it takes on average ten days for the mortgage offer to be issued. Leeds Building Society will issue the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Henleaze.

About to purchase a new build flat in Henleaze. 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 conveyancing.

Here is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Henleaze

If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Forfeiture - bankruptcy or liquidation must not apply under this provision. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.

Due to the guidance of my in-laws I had a survey completed on a house in Henleaze prior to appointing solicitors. I have been informed that there is a flying freehold overhang to the house. Our surveyor advised that some banks may not issue a loan on a flying freehold house.

It varies from the lender to lender. Lloyds has different instructions for example to Nationwide. Should you wish to telephone us we can look into this further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Henleaze. Conveyancing may be slightly more expensive based on your lender's requirements.

I need to find a conveyancing solicitor for leasehold conveyancing in Henleaze. I happened to land on a web site which looks to be the ideal solution If there is a chance to get all this stuff done via email that would be preferable. Do I need to be wary? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?