We are planning to acquire a house and require a conveyancing solicitor in Langland who is on the Bank of Ireland approved panel. Could you point me in the right direction as regards a solicitor?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Bank of Ireland . We don't recommend any particular firms conducting conveyancing in Langland.

We are purchasing a property in Langland. It might be a silly question but how we can trust a lawyer? On completion day we have to send our life savings into their account. What is the protection 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.

Have just purchased a repossessed house at auction in Langland. Conveyancing is necessary. What happens now?

Now that you are exchanged you should choose a conveyancing lawyer quickly as you are facing a fast approaching a fixed date to complete the property. An auction property will have an associated legal pack. This should include the copy title deeds, local authority and drainage searches. If you have purchased leasehold property the conveyancing pack should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to leasehold premises. You should give this to your appointed conveyancing solicitor as soon as possible. Do make sure that you have funds organised to complete the transaction on the set completion date.

I currently have a mortgage with RBS for my property in Langland. Conveyancing was finalised some time ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform RBS?

Your original mortgage agreement with RBS will provide that you need their approval prior to renting your property as this is likely to be a breach of RBS’s mortgage conditions. It may be that RBS will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact RBS directly. It should not be necessary to do this via a RBS conveyancing panel solicitor.

I used Arc property Solicitors several years ago for my conveyancing in Langland. Now, I need the files however cannot find the solicitor. What do I do?

Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Langland of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

We're FTB’s - agreed a price, yet the selling agent informed us that the seller will only move forward if we use their chosen solicitors as they want an ‘expedited deal’. Our preferred option is to instruct a local solicitor who is familiar with conveyancing in Langland

We suspect that the owner is unaware of this ultimatum. Should the vendor want ‘a quick sale', taking such a hostile approach to a genuine purchaser is likely to cause more damage than good. Speak to the vendors direct and make the point that (a)you are keen to buy (b)you are excited to move forward, with finances in place © you are chain free (d) you wish to move quickly (e)but you intend to appoint your own,trusted Langland conveyancing lawyers - not the ones that will earn the estate agent a kickback or hit his conveyancing targets set by HQ.

My fiance is buying a garden flat in Langland. He was given a quote by the lawyer connected to the selling agents totaling £1385 . It was 7 years ago since I sold and bought a house and the bill was £440. Have charges really increased to that extent?

You should visit two or three local Langland conveyancing solicitors requesting prices. It is advisable to base your selection not solely on cost, but on promptness and on how comprehensive the reply is.