I am progressing with the sale of my home in Clevedon and the estate agent has just e-mailed to warn that the purchasers are swapping property lawyer. The excuse is that the mortgage company will only deal with property lawyers on their approved list. Why would a major lender only engage with specific law firms rather the firm that they want to appoint to handle their conveyancing in Clevedon ?

Banks have always had panels of law firms they are willing to work with, but in recent years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.

Lending institutions point to the increase in fraud as the reason for the pruning – criteria have been stiffened as a smaller panel is easier to monitor. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any sway in the decision.

Can you help - my lawyer says that breach of easement insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Clevedon?

The right level of breach of easement indemnity insurance should be dictated by who your lender. It would differ for example between Nationwide Building Society and The Mortgage Works. Conveyancing solicitors as opposed to members of the public take out such insurances.

My partner and I have arranged a further advance on our mortgage from Virgin Money as we intend to carry out a loft conversion to our home in Clevedon. Do we need to appoint a high street Clevedon solicitor on the Virgin Money conveyancing panel to deal with the paperwork?

Virgin Money do not ordinarily require firms on their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Virgin Money panel.

After shopping around on the internet I have found a Clevedon conveyancer having checked that they are on the Co-operative conveyancing panel. Does my lawyer arrange the survey of the property?

Co-operative will need an independent valuation of the property. Your lawyer will not arrange this. Usually Co-operative 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. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Clevedon postcode. As you are getting a mortgage with Co-operative, you could contact them to see if they have a list of approved surveyors in Clevedon.

Should commercial conveyancing searches disclose proposed roadworks that could affect a commercial estate in Clevedon?

Many commercial conveyancing solicitors in Clevedon will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Clevedon. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Clevedon.

For every commercial conveyancing transaction in Clevedon it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately can result in delays to Clevedon commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not ordered for residential conveyancing in Clevedon.

The deeds to my house can not be found. The conveyancers who dealt with the conveyancing in Clevedon 10 years ago no longer exist. What do I do?

In today’s world there are copies made of almost everything, and your conveyancer will be aware precisely where to locate all the appropriate documentation so you can purchase or sell your house without a hitch. Where duplicates can’t be located, your solicitor can arrange cover in the form of insurance or indemnities protecting you against future claims on your premises.

I am buying a new build apartment in Clevedon. Conveyancing is necessary evil 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 enquiries that you may expect your new-build leasehold conveyancing in Clevedon

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?