Having sold my house in Langley last April yet the purchaser is SMS messaging me to say their solicitor needs to hear from mysolicitor. What are the post completion sale formalities now that I have sold?

After completion of your sale your conveyancer should forward the transfer documentation and all supplemental paperwork to the buyer’s conveyancer. Where appropriate, your solicitor must also confirm that the legal charge in favour of the lender has been paid off to the purchasers solicitors. There is unlikely to be post completion tasks specific conveyancing in Langley.

Are the BSA planning on creating a search tool with a view to list firms on the Darlington Building Society conveyancing panel for instance in Langley?

We would not expect to be advised of any intention on the part of the BSA to develop such a search facility.

The formalities of my remortgage has taken place for my property in Langley. Conveyancing was of an acceptable standard but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?

All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

I recently had an offer accepted on a house in Langley. My mortgage broker recommended their conveyancers. I paid an upfront payment of £175. Shortly after, the conveyancer called me to say that they were not on the HSBC 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 HSBC 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.

I have instructed a Langley conveyancer having checked that they are on the Clydesdale conveyancing panel. Does my lawyer arrange the survey of the property?

Clydesdale will need an independent valuation of the property. Your lawyer will not arrange this. Usually Clydesdale will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Langley surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

Taking into account that I am about to spend 450k on 3 bedroom house in Langley I wish to have a conversation with the solicitor about myhome move before appointing the firm. Is this something that you can arrange?

Absolutely - we would be pleased to talk to you we do not take any clients on without you liaising with the solicitor due to be conducting your property ownership legalities in Langley.There is no ‘factory style conveyancing’ - every client is unique individual, not a matter number. The solicitors that we put you in touch with believe that the figure you are provided with for your conveyancing in Langley should be the amount on the final invoice that you are charged.

I need to find a lender panel solicitor in Langley. Can you assist?

It is not clear why you need a Langley panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to the bank to find out which solicitors in Langley are on their panel . If you do find such a firm in Langley not listed please direct them to our site to list. After all the cost is only one £1 a month