I am considering applying for a Leeds Building Society mortgage for purchase of a newly converted (under development) in Langstone with 60% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Leeds Building Society ?

In theory, you could use a solicitor that is not on the Leeds Building Society conveyancing panel, but Leeds Building Society would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.

Can I be sure that the Langstone conveyancing solicitor on the Kent Reliance panel is any good?

When it comes to conveyancing in Langstone obtaining recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the solicitor handling your conveyancing.

About to purchase house in Langstone. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Skipton conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Langstone solicitor is on the Skipton conveyancing panel.

I have instructed a Langstone solicitor having checked that they are on the UBS conveyancing panel. Does my lawyer arrange the survey of the property?

UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS 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 Langstone 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.

My partner has recommend that I use his lawyers for conveyancing in Langstone. Should I use them?

Much as we are happy to recommend a Langstone conveyancing lawyer it’s preferable to find a conveyancing practitioner is to get recommendations from friends or relatives who have actually experience in using the solicitor you're considering.

I am hoping to put an offer on a small detached house that appears to be perfect, at a great price which is making it more attractive. I have since found out that it's a leasehold rather than freehold. I am assuming that there are issues buying a house with a leasehold title in Langstone. Conveyancing solicitors have are about to be instructed. Will they explain the issues?

Most houses in Langstone are freehold rather than leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can assist with the conveyancing process. It is clear that you are buying in Langstone in which case you should be looking for a Langstone conveyancing solicitor and be sure that they are used to advising on leasehold houses. First you will need to check the number of years remaining. Being a leaseholder you will not be at liberty to do whatever you want with the house. The lease comes with conditions such as obtaining the landlord’sconsent to conduct changes to the property. You may also be required to pay a service charge towards the upkeep of the communal areas where the property is part of an estate. Your conveyancer should appraise you on the various issues.

I own a 2 bed flat in Langstone, conveyancing having been completed in 2009. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Langstone with an extended lease are worth £186,000. The ground rent is £55 invoiced annually. The lease comes to an end on 21st October 2077

With just 52 years remaining on your lease the likely cost is going to range between £29,500 and £34,000 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed investigations. You should not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.

I have today placed an offer on a leasehold flat in Langstone and the mortgage adviser that we are dealing with recommended his conveyancer. She quoted nine hundred pounds plus VAT and disbursements. Does this sound reasonable?

Don't just go on 1 quote. One should obtain like-for-like quotes for your conveyancing in Langstone. Then select one that you trust and crucially, is on the approved list of the bank that you have applied for a mortgage from.