We are purchasing a house and require a conveyancing solicitor in Merriott who is on the UBS solicitor panel. Could you point me in the right direction as regards a conveyancing firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for UBS . We don't recommend any particular firms conducting conveyancing in Merriott.

My fiance and I are buying a purpose built flat in Merriott with a mortgage from Santander.We would like to retain our Merriott conveyancing practitioner but Santander advised that she’s not listed on their "panel". we are left little option but to use a Santander panel solicitor or retain our preferred solicitor and fork out for one of their panel ones to act for them. This seems very unfair; is there anything we can do?

Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, a common one being that conveyancers must be on the Santander solicitor panel. Until recently, most banks 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 lawyer to apply to be on the conveyancing panel for Santander

Do I select a Licenced Conveyancer or Solicitor for conveyancing in Merriott?

There are many recorded licenced Conveyancers in Merriott and Solicitor partnerships in Merriott who provide Conveyancing services We would stress that both are supervised by regulatory bodies with both specialising in the legal aspects of transferring property. The two can deal with associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.

I am helping my sister sell her flat in Merriott. Will the conveyancing solicitor commission the EPC or do I organise this?

Following the abolition of Home Information Packs, energy performance certificates remained a compulsory element of selling a house. An EPC should be to hand prior to the property being advertised. This is not a task that solicitors normally arrange. Where you are instructing a Merriott conveyancing practitioner they may be willing to arrange energy performance certificates given their relationships with reputable Merriott energy assessors

Completion of my remortgage has taken place for my property in Merriott. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are resolved very quickly. If you feel 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've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what was supposed to be a quick, chain free conveyancing. Merriott is where the house is located. Can you shed any light on this issue?

Flying freeholds in Merriott are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Merriott you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Merriott may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

Why can't I complete my conveyancing in Merriott on May bank holiday?

Because on completion the money will be transferred electronically between the banks of the buyer and owner’s conveyancer and currently this can only happen on a business day. So you can't complete on a weekend either.