I am one month into the sale of my apartment in Callington and the EA has just called to say that the purchasers are switching solicitor. I am told that this is due to the fact that the bank will only engage with solicitors on their approved list. On what basis would a big named mortgage company only engage with certain law firms rather the firm that they want to select to handle their conveyancing in Callington ?

Banks have always had panels of law firms they are willing to work with, but in the last few years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.

Banks blame a rise in fraud as the reason for the cull – criteria have been stiffened as a smaller panel is easier to monitor. No lender will say 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. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are unlikely to have any impact on this.

I am acquiring a property without a mortgage in Callington. I have lived for the previous Seventeen years in Callington. Conveyancing searches are exorbitant. As I know the area and road intimately must I have all the conveyancing searches?

In the absence of a home loan, then almost all of the Callington conveyancing searches are optional. Your conveyancer will try and steer you, no-doubt strongly, that you should have searches carried out, but he has a professional duty to take that path of encouragement . One thing to bear in mind; if you are intend to sell the house at a future date, it will likely be be of importance to your prospective purchaser what the searches contain. On occasion houses with day to day issues can still throw up detrimental search results. A competent conveyancing solicitor in Callington will be able to give you some practical advice concerning this.

Have completed on a a terraced house in Callington , how long will it take for the Land Registry to register my ownership? My Callington conveyancing solicitor has been painfully slow, so I want to check that my ownership is registered.

There is nothing unique about conveyancing in Callington registration formalities. As opposed to being determined by geographic area, timescales can differ according to the party submitting the application, whether it is in order and if the Land registry need to notify any 3rd persons or bodies. Currently roughly three quarters of such applications are fully addressed within two weeks but occasionally there can be longer hold-ups. Historically registration occurs once the new owner is living at the premises so registration formalities is not always an essential issue but if there is a degree of urgency associated with the registration then you or your conveyancer could contact the land registry and explain the circumstances.

I need to find a conveyancing solicitor for leasehold conveyancing in Callington. I happened to chance upon a web site which looks to be the perfect solution If there is a chance to get all the legals completed via phone that would be ideal. Should I be wary? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

We are seeking to acquire a repossessed flat in Callington and the bank selling require completion within a week. Can a conveyancer meet that timeframe? Would it be better to select a local Callington firm or an online organisation that professes to offer speedy conveyancing?

Attend your Callington high street. Go in to two or three firms and ask to talk to a conveyancing solicitor for an estimate. Explain your requirements and seek a commitment on deadlines. Appoint the firm that appears most trustworthy. Make sure to select a conveyancing practitioner on the list of conveyancers approved by your mortgage company.