I am five weeks into the sale of my ground floor flat in Exminster and the estate agent has just text me to say that the buyers are swapping property lawyer. I am told that this is due to the fact that the lender will only deal with solicitors on their conveyancing panel. Why would a leading mortgage company only deal with certain law firms rather the firm that they want to choose for their conveyancing in Exminster ?

UK lenders have always had panels of law firms that can act for them, but in the past few years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.

Lenders blame a rise in fraud as the reason for the pruning – criteria have been tightened as a smaller panel is easier to monitor. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Some 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 buyers are not going to have any sway in the decision.

Are all Exminster Conveyancing Quality Solicitors on the Bank of Ireland conveyancing list of approved firms?

A selection of lenders now utilise the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of firms.

I had a mortgage agreed in principle with Virgin Money. Exminster conveyancing practitioners have been selected. What is the average time that one could expect to receive a mortgage offer from Virgin Money?

There is no definitive answer here. Have Virgin Money completed the valuation? Have you advised Virgin Money as to your lawyers' details and checked that your lawyers are on the Virgin Money conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I am currently in the process of buying my council flat in Exminster. I have a mortgage agreed with Santander. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Santander, you will need to appoint a solicitor on the Santander conveyancing panel.

I require expedited conveyancing in Exminster as I am under an ultimatum to sign on the dotted line within 4 weeks. Thankfully I do not need a mortgage. Can I avoid the conveyancing searches to save fees and time?

If.Given you are not taking a home loan you are at liberty not to have searches carried out although no conveyancer would suggest that you don't. With lots of history conveyancing in Exminster the following are examples of issues that can be revealed and therefore affect future saleability: Enforcement Notices, Overdue Fees, Outstanding Grants, Railway Schemes,...

The deeds to my house can not be found. The conveyancers who handled the conveyancing in Exminster 4 years ago have long since closed. What are my options?

As long as you have a registered title the information relating to your ownership will be evidenced by the Land Registry with a Title Number. It is easy to perform a search at the Land Registry, identify your house and order up to date copies of the property title for a small fee. Where the title is Leasehold then the Land Registry will usually retain a certified duplicate of the Registered Lease and again, a copy can be obtained for £20 inclusive of VAT.

I am looking to sell my property. My past solicitors closed down. It would be helpful to have a recommendation of a conveyancing firm. I happen to live in Exminster if that makes things easier.

You should use our search tool to help you find a solicitor for your conveyancing in Exminster. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move goes smoothly.