Me and my fiance are purchasing a 3 bedroom apartment in Charmouth with a mortgage. We have a Charmouth conveyancer, but the mortgage company advise he's not on their "panel". It appears that we have little option but to select one of the lender panel solicitors or keep our Charmouth conveyancer as well as pay for one of their panel lawyers to act for them. This seems very unfair; can we not insist that the lender use our Charmouth conveyancer ?

Unfortunately,no. The mortgage offered to you 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 Charmouth conveyancing lawyer to apply to be on the conveyancing panel.

Having sold my house in Charmouth last July but the buyer keeps SMS messaging every few hours to moan that their solicitor is waiting to hear from mylawyer. What are the post completion sale formalities following completion?

After completion of your sale your solicitor is duty bound to forward the transfer deeds and all of the paperwork to the buyer’s conveyancer. Depending on the transaction, your conveyancer must also confirm that the mortgage has been discharged to the buyers solicitors. There is unlikely to be post completion steps just for conveyancing in Charmouth.

Can you clarify what the consequences are if my lawyer’s firm is removed from the Nationwide Conveyancing panel ahead of completing my conveyancing in Charmouth?

The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

I require fast conveyancing in Charmouth as I am under pressure to sign on the dotted line within one month. A home loan is not required. Can I avoid the conveyancing searches to save money and time?

As you are are a mortgage free buyer you are at liberty not to have searches conducted although no lawyer would recommend that you don't. Drawing on our experience of conveyancing in Charmouth the following are instances of what can appear and therefore impact market value: Refused Planning Applications, Outstanding Fees, Outstanding Grants, Railway Schemes,...

About to purchase a new build apartment in Charmouth. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Charmouth

If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Forfeiture - bankruptcy or liquidation must not apply under this provision. There must be mutual enforceability of lessee’s covenants. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?