I am selling my apartment in Tavistock and the estate agent has just called to advise that the purchasers are switching solicitor. The excuse is that the lender will only engage with solicitors on their approved list. Why would a big named lender only work with specific lawyers rather the firm that they want to appoint for their conveyancing in Tavistock ?

UK lenders have always had an approved set of law firms they are content to work with, but in the past few years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for many years.

Banks blame a rise in fraud as the reason for the pruning – criteria have been stiffened as a smaller panel is easier to oversee. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says 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. The buyers are not going to have any impact on this.

It is 10 years ago since I purchased my house in Tavistock. Conveyancing solicitors have recently been instructed on the sale but I am unable to find the title documents. Is this a problem?

You need not be too concerned. First there is a chance that the deeds will be with your mortgage company or they may stored with the lawyers who oversaw your purchase. Secondly in all probability the title will be registered at the land registry and you will be able to prove you own the property by your conveyancing lawyers procuring up to date copy of the land registers. Almost all conveyancing in Tavistock relates to registered property but in the unlikely event that your home is not registered it adds to the complexity but is not insurmountable.

I am purchasing a semi-detached house in Tavistock. Can I do my own conveyancing?

Leaving aside the complexities and merits of DIY conveyancing in Tavistock you will have to appoint a solicitor on your mortgage company's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Tavistock.

About to purchase a new build apartment in Tavistock. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Tavistock

If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please confirm the Lease plans are surveyor prepared. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. There must be mutual enforceability of lessee’s covenants.

We are four weeks into a leasehold purchase having been referred to a firm by the selling agent to do our conveyancing in Tavistock. I am am very frustrated with the quality of service. Could you you assist me in finding new conveyancers?

A conveyancer would have to be really poor in order to consider replacing them. Has the loan offer been generated? In the event that it has you will need to advise them of the new contact details and get the loan are re-sent. The solicitor ideally should be on the mortgage company approved list to avoid added costs and frustration. That should be your first question of the new conveyancers. Our find a solicitor tool can help you find a lender approved solicitor for your home move in Tavistock