Me and my partner are purchasing a 1 bedroom flat in Yelverton with a mortgage. We like our Yelverton conveyancer, however the bank advise he's not on their "panel". It seems we have little option but to instruct one of the mortgage company panel solicitors or retain our Yelverton conveyancer as well as pay for one of their panel ones to represent them. This feels very unfair; is there anything we can do?

No, not really. Your mortgage offer 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. Another option that might be available is for your Yelverton conveyancing lawyer to apply to be on the conveyancing panel.

We are purchasing a apartment in Yelverton. It might be a silly question but how we can trust a lawyer? On completion day we will need to put money into their account. What is the protection we have from them run away with our money?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

My bid for a property was accepted at auction in Yelverton. Conveyancing is required. What happens now?

Having for in every practical sense signed on the dotted line you should instruct a conveyancing lawyer soon as you are facing a pending a fixed date to complete the property. Every auction property will ordinarily have a bespoke auction set of papers. This will include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold property the auction pack should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to leasehold premises. You must hand this to the lawyer instructed by you ASAP. Do make sure that that you have the requisite funding in place to complete the transaction on the set completion date.

We are getting the release of further funds on our mortgage from Leeds Building Society as we intend to carry out a loft conversion to our home in Yelverton. Do we need to select a local Yelverton solicitor on the Leeds Building Society conveyancing panel to handle the paperwork?

Leeds Building Society would not normally instruct firms on their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Leeds Building Society panel.

My partner and I are close to exchanging contracts on the sale of our home in Yelverton and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. A local conveyancer would know that there is no such problem. It does beg the question why the buyers used a nationwide conveyancing practice rather than a conveyancing solicitor in Yelverton. We have lived in Yelverton for six years we know that this is a non issue. Should we get in touch with our local Authority to obtain confirmation need.

It sounds as though you may have a conveyancing solicitor currently acting for you. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)

The estate agent has sent us the confirmation of our purchase of a new build flat in Yelverton. 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 is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Yelverton

Forfeiture - bankruptcy or liquidation must not apply under this provision. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? 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. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.

In searching the internet for the term conveyancing in Yelverton it reveals numerous conveyancerslocally. With so much choice what is the best way to find the suitable conveyancer for purchase transaction?

The ideal method of finding a suitable conveyancer is via trusted recommendation, so seek the guidance of friends and family who have purchased a property in Yelverton or the local estate agent or financial adviser. Fees for conveyancing in Yelverton vary, so it's sensible to obtain at least four quotes from varying types of conveyancers. Be sure to seek confirmation what costs in the quote includes.