I am purchasing an apartment in Oswestry. My lawyer is not on the mortgage company solicitor list. Am I still permitted to use my Oswestry conveyancing solicitor notwithstanding that they are excluded from the mortgage company panel?

Various options include

• Complete the deal with your preferred Oswestry property lawyer but your bank will no doubt appoint a lawyer on their conveyancing panel. This will result in additional cost together with likely frustration.
• Get a new conveyancer to conduct the conveyancing, obviously checking they are on the bank conveyancing panel.
• Convince your property lawyer to do everything possible to get listed on the mortgage company conveyancing panel

When scouring online forums for a conveyancing lawyer in Oswestry, many advise that I must look for a CQS accredited lawyer. What is CQS?

Oswestry Conveyancing Quality Scheme law firms have achieved accreditation by the law Society The Law Society introduced CQS to establish evidence of quality standards in the home legal process. CQS helps consumers to identify practices who provide a quality residential conveyancing. Oswestry is one of the many areas in England and Wales in which accredited firms are located. The scheme obliges practices to undergo a strict assessment, compulsory training, self-reporting, random audits and annual reviews in order to maintain CQS status. It is available to solicitors and not licensed conveyancers and has the support of the Association of British Insurers.

There is lots of information on this site regarding conveyancing in Oswestry but can you isolate your top tip for choosing the right conveyancer in Oswestry

It would be unwise to be seduced by the cheapest Oswestry conveyancing costs illustration. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

My wife and I are at the point of looking at apartments in Oswestry and I am about to put in an offer. Should I already have a property lawyer appointed at this stage? I will be getting a mortgage with Clydesdale.

You should start obtaining conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the selling agent. Given that you are taking out a mortgage with Clydesdale, ask your prospective lawyers if they are on the Clydesdale conveyancing panel otherwise they can't do the mortgage legal work.

The formalities of my purchase has taken place for my property in Oswestry. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?

All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. In most cases 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 who will take matters further.

Due to the advice of my in-laws I had a survey completed on a property in Oswestry ahead of instructing conveyancers. I have been advised that there is a flying freehold overhang to the house. The surveyor has said that some banks tend not issue a loan on a flying freehold house.

It varies from the lender to lender. Bank of Scotland has different requirements for example to Halifax. If you contact us we can check with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Oswestry. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Oswestry to see if the conveyancing will be more expensive.

I need to find a conveyancing solicitor for my conveyancing in Oswestry. I've discover a web site which looks to be the perfect offering If it is possible to get all this stuff done via web that would be ideal. Should I be wary? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?