Much to our surprise we have been advised by our mortgage adviser that my Dore property lawyer is not on the bank Solicitor panel. What can I do to check?

Your first step should be to contact your Dore conveyancer. It is reasonable to expect your lawyer to notify you what has happened. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your mortgage company.

What is the first thing I need to know about purchase conveyancing in Dore?

You may not hear this from too many lawyers but conveyancing in Dore and elsewhere in England and Wales is an adversarial process. In other words, when it comes to conveyancing there exists plenty of room for conflict between you and other parties involved in the ownership transfer. For instance, the vendor, selling agent and on occasion the mortgage company. Appointing a lawyer for your conveyancing in Dore an important selection as your conveyancer is your adviser, and is the ONLY party in the legal process whose role it is to protect your best interests and to keep you safe.

Sometimes a potential adversary may attempt to persuade you that you should follow their advice. For example, the estate agent may claim to be helping by suggesting your solicitor is slow. Or your financial adviser may advise you to do something that is contrary to your lawyers guidance. You should always trust your lawyer above all other parties in the conveyancing process.

In looking at online forums for an online solicitor in Dore, many post that I should look for a CQS assured lawyer. What is CQS?

The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in the legal transfer of properties, trusted by some of the UK's biggest banks. Four years ago the Conveyancing Quality Scheme was officially recognised by the Legal Ombudsman. The scheme does not cover licenced conveyancers. Dore is one of the many areas of the UK where there are CQS solicitors.

I am assisting my aunt sell her flat in Dore. Will the conveyancing solicitor arrange an energy assessment or do I organise this?

Following the abolition of Home Information Packs, EPC’s was retained a required component of selling a house. An EPC should be commissioned prior to the property being advertised. This is not as aspect of the sale process that conveyancers ordinarily arrange. Where you are using a Dore conveyancing practitioner they might be willing to arrange EPC’s due to their contacts with reputable Dore assessors

Have just purchased a probate house at auction in Dore. Conveyancing is needed. What is next?

Now that you have exchanged you must retain a conveyancing solicitor as a matter of urgency as you are faced with a pending a drop dead date to complete the purchase. An auction property will have a corresponding legal set of papers. This will include evidence of title and search results. In the case of leasehold property the auction pack should provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation pertinent to a leasehold property. You need to pass this on to the conveyancer instructed by you as soon as possible. Do make sure that that you have the requisite funding in place to complete the transaction on the set completion date.

Planning on purchasing a maisonette in Dore. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Bank of Ireland conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Dore property lawyer is on the Bank of Ireland conveyancing panel.

My father has suggested that I instruct his conveyancers in Dore. Do I take his recommendation?

Much as we are happy to recommend a Dore conveyancing lawyer it’s preferable to find a conveyancing lawyer is to get guidance from friends or family who have used the solicitor you're contemplating using.