My wife and I are purchasing a 1 bedroom flat in Reynoldston with a mortgage. We like our Reynoldston conveyancer, but the mortgage company says she’s not on their "panel". We have to appoint one of the mortgage company panel solicitors or keep our Reynoldston lawyer and pay for one of their panel ones to act for them. We consider that this is inequitable; can we not insist that the bank use our Reynoldston solicitor ?

Unfortunately,no. 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 Reynoldston conveyancing lawyer to apply to be on the conveyancing panel.

Do all mortgage companies provide you with an approved list of Reynoldston conveyancing solicitors? How do you know who is on the UBS conveyancing panel?

Reynoldston conveyancing firms themselves provide us confirmation that they are on the UBS conveyancing panel as opposed to being supplied with a list from UBS directly.

Have purchased a a detached house in Reynoldston , What is the estimated time for the Land Registry to deal with the formalities evidencing my ownership? My Reynoldston conveyancing solicitor works at snail pace, so I want to be certain the registration is dealt with.

There is nothing unique about conveyancing in Reynoldston registration formalities. As opposed to being determined by geographic area, timeframes can adjust according to who lodges the application, whether it is in order and if the Land registry must send notices to any 3rd persons or bodies. Currently roughly 80% of submission are fully addressed within two weeks but some can be subject to protracted delays. Registration takes place after the new owner has moved in to the property so 'speed' is not always primary concern yet if there is a degree of urgency associated with the registration then you or your lawyers must communicate with the Registry to express the reasoning for an expedited registration.

Yesterday I discovered that there is a flying freehold issue on a property I put an offer in last month in what was supposed to be a simple, no chain conveyancing. Reynoldston is where the house is located. Is there any guidance you can give?

Flying freeholds in Reynoldston are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Reynoldston you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Reynoldston may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

Being a leasehold owner I am on the hook for a service charge for my flat in Reynoldston. As a result of personal circumstances I fell into arrears with remittance. The freeholders agreed a clearance schedule but there is still about £2000 remaining in arrears.

I now wish to sell and I am worried this could threaten to derail the sale if I have to pay off the arrears first. I'd like to sell up and subsequently pay them back with the completion monies - is this practicable?

Your property lawyer will hopefully be able to negotiate with the appropriate parties, and agree with them whether or not they would accept settlement out of the completion monies. This is indicative of why it is advisable to use a conveyancer in Reynoldston as they may well have an established relationship with the parties.