Me and my fiance are buying a 1 bedroom flat in Colyton with a mortgage. We like our Colyton solicitor, but the mortgage company advise she’s not on their "panel". We have to appoint one of the lender panel conveyancing practices or continue with our Colyton conveyancer and pay for one of their panel ones to represent them. We regard this is unjust; are we not able to demand that the bank use our Colyton conveyancer ?

Unfortunately,no. 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. A further alternative is for your Colyton conveyancing lawyer to apply to be on the conveyancing panel.

Various internet forums that I have come across warn that are the primary cause of stalling in Colyton house deals. Is that correct?

The Council of Property Search Organisations (CoPSO) released findings of research by MoveWithUs that conveyancing searches do not feature amongst the common causes of delays in the conveyancing process. Searches are not likely to feature in any holding up conveyancing in Colyton.

About to purchase a new build apartment in Colyton. 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 are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Colyton

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please confirm the Lease plans are surveyor prepared. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. There must be mutual enforceability of lessee’s covenants. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?

I am looking for a leasehold apartment up to £195,000 and found one close by in Colyton I like with a park and transport links in the vicinity, the downside is that it's only got 51 years unexpired on the lease. There is not much else in Colyton for this price, so just wondered if I would be making a grave error buying a short lease?

If you require a home loan that many years will be a potential deal breaker. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least twenty four months you could request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor about this matter.

I am buying a flat with all finances in place. I have provided solicitor with two separate proof of photo identification, bank statement, endless utility bills. Now he requires a copy from a probate lawyer stating that the money is legitimate and that it has come from inheritance and not dealing E's in Ibiza.

For some years now requires conveyancing solicitors as well as banks, building societies and other financial institutes to obtain satisfactory evidence of the identity of the client. This is because solicitors who deal with money and property on behalf of their clients can be used by criminals wishing to launder money. In order to comply with the law of money laundering, your Colyton conveyancing lawyer will need to obtain evidence of your identity as as well as make sure that your funds are legitimate.