Me and my fiance are purchasing a 2 bedroom flat in Fratton and Portsea with a mortgage. We like our Fratton and Portsea conveyancer, however the mortgage company advise she’s not on their "panel". We have to appoint one of the bank panel firms or retain our Fratton and Portsea conveyancer and pay for one of their panel ones to act for them. We feel that this is unjust; is there anything we can do?

No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’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. A further alternative is for your Fratton and Portsea conveyancing solicitor to apply to be on the conveyancing panel.

I am hoping to complete my purchase in Fratton and Portsea next Thursday. I have now been asked to send a copy of my building insurance schedule by my solicitor as he says that he has to check this in his capacity as lawyer for the bank. What risks does the lender expect the insurance to cover?

Any lawyer on acting for lenders would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 instructions. These obligations are not limited to conveyancing in Fratton and Portsea.

Just had an offer accepted on a new build flat in Fratton and Portsea. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Fratton and Portsea

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. 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. 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. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please supply evidence that the form of Lease proposed has been approved by the Land Registry.

My husband and I are 17 days into a residential purchase having been referred to a firm by the high street agent to handle our conveyancing in Fratton and Portsea. I am am very disappointed with the quality of service. Can you help me find new lawyers?

They would have to be very poor in order to consider diss instructing them. Has your loan offer been issued? In the event that it has you must make them aware of the new contact details and have the offer are issued to the new lawyers. The solicitor ideally needs to be on the lenders panel to avoid added charges and complications. That should be your starting point. Our find a solicitor tool can assist you in finding a lender approved lawyer for your home move in Fratton and Portsea

My wife and I have appointed a Fratton and Portsea conveyancing solicitor for our house purchase (FTB’s) and have spotted in the engagement letter that they are not overseen by the Financial Conduct Authority. Need I be worried or is that usually the case with solicitor?

We can't see why they should be. Most lawyer don't lend money. You should check that they are governed by the SRA, who set stringent stipulations in relation to funds deposited by them.