We are buying a 1 bedroom apartment in Colwall with a mortgage. We have a Colwall conveyancer, however the mortgage company says he's not on their "panel". It appears that we have little option but to select one of the lender panel conveyancing practices or keep our Colwall conveyancing practitioner and pay for one of their panel firms to act for them. This seems very unfair; is there anything we can do?

No, not really. Your mortgage offer 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 Colwall conveyancing lawyer to apply to be on the conveyancing panel.

Do commercial conveyancing searches reveal impending roadworks that may affect a commercial estate in Colwall?

Many commercial conveyancing solicitors in Colwall will conduct a SiteSolutions Highways report as it reduces the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in Colwall. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Colwall.

For every commercial conveyancing transaction in Colwall it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may cause delays to Colwall commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not conducted for residential conveyancing in Colwall.

I opted to have a survey carried out on a property in Colwall prior to appointing lawyers. I have been advised that there is a flying freehold element to the house. The surveyor has said that some lenders may refuse to issue a loan on a flying freehold house.

It varies from the lender to lender. HSBC has different requirements from Birmingham Midshires. Should you wish to telephone us we can look into this further via 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 Colwall. Conveyancing may be slightly more expensive based on your lender's requirements.

My husband and I are first time buyers - had an offer accepted, but the agent has warned us that the seller will only move forward if we appoint their recommended lawyers as they want an ‘expedited deal’. My instinct tells me that we should use a family solicitor used to conveyancing in Colwall

We suspect that the owner is unaware of this requirement. Should the seller desire ‘a quick sale', alienating a serious buyer is likely to cause more damage than good. Speak to the owners direct and make sure they understand (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you are chain free (d) you intend to proceed fast (e)but you are going to use your preferred Colwall conveyancing lawyers - not the ones that will provide the estate agent a commission or hit his conveyancing figures set by senior management.

I see that you have a post code search directory listing firms on the mortgage company conveyancing panel. Do Colwall conveyancing firms pay you a commission if I appoint them for my house purchase?

We are a listing service only for law firms wishing to communicate if they are on the lender conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in Colwall.