My fiance and I are intent on buying residence in Ilfracombe. My Solicitor is not listed on the mortgage company conveyancing panel. Am I still permitted to use my Ilfracombe conveyancing solicitor even though they are excluded from the bank approved list?

Your options include

• Carry on with your chosen Ilfracombe conveyancer but your mortgage company will need to retain a property lawyer from their approved list. The net result is additional cost and potential frustration.
• Get a new conveyancing practitioner to conduct the conveyancing, making sure they are on the lender conveyancing panel.
• Appeal to your lawyer to apply to join the bank panel

All was ready to move into my new home in Ilfracombe next Friday. My conveyancer now wants me to supply her with evidence of content and building insurance for the property as he says that he has to check this in his capacity as lawyer for the mortgage company. What risks does the mortgage company expect the insurance to cover?

All property lawyers on acting for mortgage companies would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 requirements. These requirements are not limited to conveyancing in Ilfracombe.

We just had an offer accepted to buy with Coventry BS. We have called around locally yet am struggling to find a Ilfracombe conveyancing firm on the Coventry BS approved list. Please you assist?

Feel free to take advantage of the search tool on this web page. Please choose the mortgage company and type Ilfracombe or your location and you will be presented with numerous conveyancers based in Ilfracombe or by proximity to you.

I am aiming to move home in May. Will my conveyancing solicitor update the removal company on the day of completion. Incidentally, can you put forward a removal company in Ilfracombe. Conveyancing firm was chosen prior to coming across this site.

On the day of completion you will need to pick up the house keys from the estate agent however this should only happen after the previous owners solicitors confirm to the agent that the monies to complete are in and the keys can be given over. You can inform the removal company that they can start moving you in. We are not in a position to recommend a specific removal organisation but can assist you in finding a residential property solicitor in Ilfracombe or a firm that specialises in conveyancing in Ilfracombe.

Is it correct that all Ilfracombe CQS (Conveyancing Quality Scheme) solicitors are on the Nottingham conveyancing panel?

A selection of banks and building societies now utilise the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.

The formalities of my remortgage has taken place for my property in Ilfracombe. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?

Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

I am purchasing a new build house in Ilfracombe with a loan from TSB. The developers refused to move on the price so I negotiated five thousand pounds worth of additionals instead. The house builders rep suggested that I not to tell my solicitor about the deal as it will affect my mortgage with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.