We are buying a 1 bedroom apartment in North Plymouth with a mortgage. We would like to retain our North Plymouth lawyer, but the bank advise he's not on their "panel". We have to appoint one of the bank panel firms or continue with our North Plymouth conveyancer and pay for one of their panel firms to act for them. This feels very unfair; are we not able to require that the bank use our North Plymouth property lawyer ?

Unfortunately,no. Your mortgage offer 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. A further alternative is for your North Plymouth conveyancing lawyer to apply to be on the conveyancing panel.

My partner and I are refinancing our apartment in North Plymouth with UBS. We have a son 18 who lives at home. Our solicitor requested us to identify anyone over the age of 17 other than ourselves who lives in the flat. The solicitor has now sent a form for our son to sign, waiving any legal rights in the event that the apartment is repossessed. I have a couple of questions (1) Is this document specific to the UBS conveyancing panel as he did not need to sign this form when we purchased 4 years ago (2) Does our son by signing this extinguish his entitlement to inherit the property?

First, rest assured that your UBS conveyancing panel solicitor is doing the right thing as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to UBS. This is solely used to protect UBS if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of UBS had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.

Having sold my house in North Plymouth last May yet the purchaser is e-mailing me to say her lawyer needs to hear from mine. What should have happened following completion?

Post completion of your disposal your solicitor is obliged to send the transfer documentation and all of the paperwork to the buyer’s solicitors. Depending on the transaction, your conveyancer must also confirm that the mortgage has been redeemed to the purchasers conveyancers. There is unlikely to be post completion tasks peculiar conveyancing in North Plymouth.

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I am purchasing a maisonette mortgage free. I have provided solicitor with 2 separate forms of photographic ID, bank statement, multiple utility bills. Now he requires a copy from a probate lawyer acknowledging that the funds are in place and that it has come from inheritance and not selling fake watches.

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 North Plymouth conveyancing lawyer will need to obtain evidence of your identity as as well as make sure that your funds are legitimate.