I am selling my home in Carbis Bay and the EA has just text me to say that the purchasers are switching conveyancer. The reason given is that the mortgage company will only deal with solicitors on their conveyancing panel. Why would a big named mortgage company only work with certain law firms rather the firm that they want to select to handle their conveyancing in Carbis Bay ?

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

Mortgage companies blame a rise in fraud by way of justification for the reduction – criteria have been narrowed 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. 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 buyers are not going to have any sway in the decision.

Why is leasehold purchase conveyancing in Carbis Bay is more expensive?

In short, leasehold conveyancing in Carbis Bay and Cornwall usually requires additional work compared to freehold transactions. This includes lease investigation, communicating with the landlord concerning the service of appropriate notices, procuring current service charge and management information, securing the landlord’s consents and reviewing management accounts. The obligations on both the landlord and the tenant in the lease need to be studied by the buyer’s conveyancing team and read from beginning to end – no matter how many different proprietor have owned the lease since it was first entered into.

My lender has suggested a law firm on their panel based in Carbis Bay but I would rather use a conveyancing lawyer in Carbis Bay round the corner to me. Are you able to assist?

The minority of Carbis Bay conveyancing firms are listed all lender’s conveyancing panel. Use the above find an approved solicitor tool to locate a Carbis Bay conveyancing solicitor on the on the mortgage company panel.

My father advised me that in buying a property in Carbis Bay there could be a number of restrictions preventing external changes to a property. Is this right?

There are anumerous of properties in Carbis Bay which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Carbis Bay should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

We previously chose conveyancers locally in Carbis Bay on the Lloyds solicitor approved list. They are now charging me a supplemental amount for dealing with the Lloyds mortgage. Is this an additional conveyancing fee specified by Lloyds?

Unfortunately, as long as it is in their Terms and Conditions or Quote then yes your lawyer may charge a fee for this. This fee is not dictated by Lloyds but by your Carbis Bay conveyancer. Plenty of firms on the Lloyds panel will charge ’dealing with mortgage’ fee but many firms include it on their overall fee.

My husband and I have organised the release of further monies on our home loan from Kent Reliance as we intend to conduct improvements to our home in Carbis Bay. Do we need to select a local Carbis Bay solicitor on the Kent Reliance conveyancing panel to handle the paperwork?

Kent Reliance don't usually require a member of 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 Kent Reliance panel.

I am looking for a conveyancing solicitor in Carbis Bay for my home move. Can I review a solicitor's record with the profession’s regulator?

Members of the public may read presented Solicitor Regulator Association (SRA) determinations stemming from investigations started on or after Jan 2008. Go to Check a solicitor's record. For records Pre 2008, or to check a firm's history, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, dial +44 (0)121 329 6800. The regulator could monitor telephone calls for training requirements.