I am selling my ground floor flat in Beaworthy and the EA has just text me to say that the purchasers are swapping property lawyer. I am told that this is due to the fact that the bank will only engage with property lawyers on their conveyancing panel. Why would a big named mortgage company only deal with certain solicitors rather the firm that they want to select to handle their conveyancing in Beaworthy ?

UK lenders have always had panels of law firms that can act for them, but in recent years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.

Mortgage companies blame a rise in fraud by way of justification for the pruning – criteria have been stiffened as a smaller panel is easier to oversee. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are not going to have any impact on this.

As someone not used to the Beaworthy conveyancing process what is the number one tip you can impart for the house moving process in Beaworthy

Not many law firms shout this from the rooftops but conveyancing in Beaworthy or throughout England and Wales is an adversarial experience. Put another way, when it comes to conveyancing there exists an abundance of opportunity for friction between you and others involved in the legal transfer of property. E.g., the vendor, selling agent and even potentially the mortgage company. Appointing a law firm for your conveyancing in Beaworthy should not be taken lightly as your conveyancer is your adviser, and is the ONLY person in the process whose role it is to protect your legal interests and to protect you.

There is a distinct increase in the "blame" culture- someone must be at fault for the process being so protracted. We recommend that you must always trust your lawyer ahead of all other parties when it comes to the legal assignment of property.

Have completed on a a semi-detached house in Beaworthy , how long will it take for the Land Registry to deal with the formalities evidencing the transfer to my name? My Beaworthy conveyancing solicitor works at snail pace, so I want to check that my name is registered.

There is nothing unique when it comes to conveyancing in Beaworthy registration formalities. As opposed to being determined by geographic area, timeframes can adjust according to the party submitting the application, whether there are errors and if the Land registry must send notices to any third parties. Currently approximately 80% of submission are completed within 12 days but some can be subject to protracted hold-ups. Registration takes place once the purchaser has moved in to the property so an expedited registration is not usually top priority yet where there is a degree of urgency associated with the registration then you or your solicitor can contact the land registry and explain the circumstances.

I am looking for a flat up to £245,000 and found one close by in Beaworthy I like with amenity areas and railway links nearby, however it only has 49 remaining years left on the lease. There is not much else in Beaworthy for this price, so just wondered if I would be making a mistake buying a short lease?

If you need a mortgage that many years will likely be an issue. Reduce the offer by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of twenty four months you can request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should consult your conveyancing solicitor about this matter.

How and when do I incur the Stamp Duty Land Tax due for my purchase in Beaworthy?

The conveyancer should complete a stamp duty return for you as part of your Beaworthy conveyancing transaction for you to sign. After completion your property lawyer will submit your Land Transaction Return Form to the Tax Authorities and - assuming they have the funds - settle any Stamp Duty liability for you.