We are buying a 1 bedroom apartment in St Columb with a mortgage. We wish to retain our St Columb solicitor, however the bank says she’s not on their "panel". It appears that we have no option but to appoint one of the bank panel firms or retain our St Columb solicitor and pay for one of their panel firms to represent them. This feels very unfair; can we not demand that the mortgage company use our St Columb 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 bank’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 St Columb conveyancing solicitor to apply to be on the conveyancing panel.

As someone not used to conveyancing in St Columb what’s your top tip you can give me concerning the house moving process in St Columb

You may not hear this from too many lawyers but conveyancing in St Columb or throughout Cornwall is often a confrontational process. Put another way, when it comes to conveyancing there exists plenty of room for conflict between you and other parties involved in the ownership transfer. E.g., the vendor, property agent and sometimes the bank. Selecting a law firm for your conveyancing in St Columb an important selection as your conveyancer is your adviser, and is the SOLE party in the transaction whose responsibility is to protect your best interests and to keep you safe.

On occasion a third party with a vested interest will try and sway you that it is in your interests to do things their way. For instance, the property agent may claim to be assisting by suggesting your lawyer is dragging his heels. Or your mortgage broker may tell you to do take action that is against your conveyancers recommendation. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

We are planning to move property in January. Should my conveyancing solicitor liaise with the removal company on the day of completion. As an aside, can you put forward a removal company in St Columb. Conveyancing firm was found before I stumbled across your site.

On the day of completion you will need to collect the house keys from your estate agent but this can only happen once the vendors conveyancers confirm to the agent that they acknowledge receipt of the completion payment and the keys can be passed over. Subsequently you can advise the removal men that you are ready to move in. As a matter of policy we do not suggest a particular removal company but can assist you in locating a residential property solicitor in St Columb or a lawyer that specialises in conveyancing in St Columb.

I have decided to exercise my right to buy my property in St Columb off the council. I have a mortgage agreed with Bank of Ireland. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Bank of Ireland, you will need to appoint a solicitor on the Bank of Ireland conveyancing panel.

UBS have agreed my mortgage in principle, my offer on a flat in St Columb has been agreed to, what are the next steps?

The property agent will wish to know who your solicitors are (ensure that the conveyancers are on the bank’s panel). Call up UBS or your broker and finalise any appropriate forms. UBS will sellect a valuer who will get in touch with the selling agent or owners to book a slot for the valuation to happen. Once conducted (assuming no problems) it takes approximately a week to receive the mortgage offer. UBS will issue the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in St Columb.

I have been told that property searches are the main cause of delay in St Columb conveyancing transactions. Is this right?

The Council of Property Search Organisations (CoPSO) has noted the findings of research by MoveWithUs that conveyancing searches do not feature within the most frequent causes of delays in the conveyancing process. Searches are not likely to be the root cause of holding up conveyancing in St Columb.

In my capacity as executor for the estate of my aunt I am selling a house in Swansea but reside in St Columb. My conveyancer (approximately 200 miles from mehas requested that I execute a stat dec ahead of completion. Can you recommend a conveyancing lawyer in St Columb to witness this legal document for me?

strictly speaking you should not need to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will suffice regardless of whether they are St Columb based