We are purchasing a 1 bedroom flat in Cullompton with a mortgage. We have a Cullompton lawyer, but the lender advise she’s not on their "panel". We have to appoint one of the lender panel firms or keep our Cullompton conveyancer and pay for one of their panel firms to represent them. We regard this is unjust; can we not insist that the mortgage company use our Cullompton property lawyer ?

Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’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 Cullompton conveyancing lawyer to apply to be on the conveyancing panel.

What is the difference between a licensed conveyancer and conveyancing solicitor in Cullompton

There are many registered licenced Conveyancers in Cullompton and Solicitor partnerships in Cullompton to choose from It is important to make clear that the two are supervised by regulatory bodies with both specialising in the legal aspects of the home buying process. The two can conduct associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

I am being advised by my conveyancer that missing deeds insurance is required on my purchase. What is the level of cover for Cullompton conveyancing?

The right level of missing deeds indemnity insurance depends on your lender. It would differ for example between HSBC Bank and Bank of Scotland. Conveyancing solicitors as opposed to members of the public take out such insurances.

I am selling my house. I had a double glazing fitted in April 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Lloyds are being pedantic. The Cullompton solicitor who is on the Lloyds conveyancing panel is saying indemnity insurance will be fine but Lloyds are insisting on a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?

It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Do commercial conveyancing searches reveal impending roadworks that may impact a commercial premises in Cullompton?

Its becoming the norm that commercial conveyancing solicitors in Cullompton will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in Cullompton. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Cullompton.

For every commercial conveyancing transaction in Cullompton it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could cause delays to Cullompton commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not conducted for domestic conveyancing in Cullompton.

Are there restrictive covenants that are commonly picked up during conveyancing in Cullompton?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Cullompton. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

How simple is it to use the search app to select a conveyancing practitioner in Cullompton on the authorised to act for my lender?

1st select a lender such as Accord Mortgages Ltd, Barnsley Building Society or Britannia then type in your location for example Cullompton. Conveyancing firms in Cullompton and across England and Wales should be shown.