It is is a decade since I bought my property in Shanklin. Conveyancing solicitors have now been appointed on the sale but I can't find the title documents. Is this a problem?

You need not be too concerned. Firstly there is a chance that the deeds will be kept by the lender or they could be archived with the conveyancers who oversaw the purchase. Secondly the likelihood is that the property will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers obtaining up to date copy of the land registers. Nearly all conveyancing in Shanklin involves registered property but in the rare situation where your property is unregistered it adds to the complexity but is resolvable.

My father informed me that in buying a property in Shanklin there could be various restrictions prohibiting external alterations to a property. Is this right?

We are aware of a number of properties in Shanklin which have some sort of restriction or requirement of consent to execute external changes. Part of the conveyancing in Shanklin should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

After weeks of negotiation I have agreed a price on an apartment in Shanklin. My mortgage broker suggested a lawyer. I paid an upfront payment of £175. A few days later, the conveyancer called me to say that they were not on the Barclays conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Barclays panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I had an offer accepted on an apartment in Shanklin on 22/3/2024, valuation was booked 4 days later, all came back fine. Conveyancer instructed, so all that was missing was my mortgage offer. Having made daily calls to Coventry BS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Coventry BS conveyancing panel. Can the lender hold off the offer?

Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Coventry BS to deal with your lawyer's application to be on the Coventry BS conveyancing panel. There's no guarantee that your solicitor will be accepted.

Are there any apps to assist me to locate a Shanklin law firm on the Skipton Building Society conveyancing panel? I have wheels and am happy to travel upto 10miles to meet the solicitor.

Feel free to make use of the search on this page. Please pick a bank and your location and you will see a number of Shanklin conveyancing lawyers based on proximity. We have detailed some Shanklin conveyancing firms at the bottom of this page and you can ring them to verify whether they are on the Skipton Building Society panel

My husband and I are first time buyers - agreed a price, but the selling agent has warned us that the vendor will only go ahead if we appoint their preferred solicitors as they need an ‘expedited deal’. Our preferred option is to instruct a high street conveyancer with experience of conveyancing in Shanklin

It is unlikely the sellers are driving this. If they desire ‘a quick sale', taking such a hostile approach to a serious buyer is going to damage their objectives. Speak to the owners direct and make sure they comprehend that (a)you are keen to buy (b)you are ready to go, with finances in place © you have nothing to sell (d) you intend to proceed fast (e)however you are going to appoint your own,trusted Shanklin conveyancing solicitors - as opposed tothe ones that will give the estate agent a referral fee or hit his conveyancing thresholds pre-set by head office.

My mortgage broker has suggested using their property lawyer for the conveyancing in Shanklin - Is it not simpler better to just use them?

You need to establish if the selling agent is recommending a conveyancing practitioner or introducing to a lawyer. There are plenty of Shanklin selling agents who recommend two or three Shanklin conveyancing firms and get nothing from it.