Me and my partner are planning to purchase a 2 bedroom flat in Teignmouth with a mortgage. We wish to retain our Teignmouth conveyancer, however the lender says he's not on their "panel". We have to appoint one of the mortgage company panel solicitors or continue with our Teignmouth solicitor and pay for one of their panel ones to represent them. This seems very unfair; are we not able to require that the lender use our Teignmouth solicitor ?

No, not really. 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. Another option that might be available is for your Teignmouth conveyancing solicitor to apply to be on the conveyancing panel.

Can conveyancing in Teignmouth to be completed in less than two weeks?

In the event that the seller is applying a tight deadline for your conveyancing we would recommend that your lawyer is familiar with the area as they will have local relationships and intelligence. It is even conceivable that they may have conducted previoushouses in the same neighbourhood. You would be best advised to use a Teignmouth conveyancing solicitor. Second, check that the lawyer is on the member panel. It is claimed that 18% of Teignmouth conveyancing deals are held up or jeopardised after finding out that a purchaser’s solicitor was not on their banks list of approved solicitors. This can often result in the legal transfer of property being frustrated by almost 21 days. It is said that this issue impacts approximately one hundred thousand home sales annually. Almost all Teignmouth conveyancing practices can not represent certain lenders so do check as early as possible.

We had appointed conveyancing lawyers locally in Teignmouth on the Lloyds solicitor approved list. They are now charging me an additional fee for dealing with the Lloyds mortgage. Is this a supplemental conveyancing fee set by Lloyds?

Unfortunately, as long as it is in their Terms and Conditions or estimate then yes your property lawyer is entitled to charge a fee for this. This fee is not dictated by Lloyds but by your Teignmouth conveyancing practitioner. Some firms on the Lloyds panel will quote an ‘acting for lender’ fee but plenty of practices include it on their overall fee.

I am purchasing a property in Teignmouth. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Nationwide be concerned?

Given that you are obtaining a mortgage with Nationwide your lawyer must follow the formal requirements outlined in Section two of UK Finance Lenders’ Handbook for Nationwide. The CML Handbook stipulates minimum conditions for solar panel roof-space leases, and conveyancing practitioners are required to report to Nationwide where a lease does not meet these conditions. The conditions relate to the installation of panels on properties countrywide and is not limited to Teignmouth.

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

All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

Will commercial conveyancing searches reveal impending roadworks that could impact a commercial estate in Teignmouth?

Its becoming the norm that commercial conveyancing solicitors in Teignmouth will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in looking into accurate data on highways that impact buildings and development assets in Teignmouth. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Teignmouth.

For every commercial conveyancing transaction in Teignmouth it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may cause delays to Teignmouth commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not conducted for domestic conveyancing in Teignmouth.

Should I be wary by estate agents that I am dealing with are recommending an internet conveyancing firm rather than a local Teignmouth conveyancing practice?

As with lots of service providers, often referrals from connections can be extremely useful or valuable. But there are numerous people with a keen interest in a conveyancing matter; estate agents, financial adviser and banks might all suggest conveyancers to instruct. On occasion these solicitors might be known to one of the organisations as one of the best in their field, but occasionally there may be a financial incentive behind the endorsement. You are free to choose your own conveyancer. Don't forget that most mortgage providers operate an approved list of law firms you are obliged to use for the mortgage aspect of your transaction.