I am not well enough to travel far from Dawlish. I would like to know the reason why all Dawlish lawyers are not on all bank panels?

Even though it may seem unfair for lenders to restrict who can represent them, from the public’s or lawyer’s viewpoint, the other side of the coin is that lending institutions are increasingly anxious and consider it necessary to shield themselves against illegal activities. As a result of this concern mortgage companies have reduced their conveyancing panel to a manageable size.

In reading mumsnet.com for a cheap solicitor in Dawlish, most post that I should use a CQS assured solicitor. Can you explain what CQS is?

Dawlish Conveyancing Quality Scheme solicitors have been granted accreditation under the Law Society's Scheme (CQS) CQS was created to promote high standards in the in the legal transfer of properties. CQS enables buyers and sellers to recognise solicitor firms who provide a quality residential conveyancing. Dawlish is one of the many areas in England and Wales in which accredited firms have offices. The scheme requires practices to undergo a strict assessment, compulsory training, self-reporting, spot checks and annual reviews in order to maintain CQS status. It is available to solicitors and not licensed conveyancers and has the support of the Building Societies Association.

I am buying a terrace house in Dawlish. We would like to convert the garage to a playroom at the property.Will the conveyancing process involve enquiries to see if these alterations are allowed?

Your conveyancer should check the deeds as conveyancing in Dawlish will occasionally reveal restrictions in the title documents which restrict certain works or require the permission of a 3rd party. Certain extensions require local authority planning consent and approval in compliance with building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.

Is it the case that all Dawlish conveyancing solicitors on the Skipton conveyancing panel are regulated by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the Skipton conveyancing panel they would need to be regulated by the SRA. Some lenders do list licenced conveyancers on their panel in which case such firms would be regulated by the Council of Licensed Conveyancers.

I have paid off my mortgage with Bank of Ireland. I assume I don't need a Dawlish property lawyer on the Bank of Ireland panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Bank of Ireland mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Bank of Ireland mortgage from the register. Bank of Ireland, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Bank of Ireland has sent the Land Registry the discharge electronically, and
3. Bank of Ireland has instructed the Land Registry to do so

Just had an offer accepted on a new build flat in Dawlish. Conveyancing is a frightening process 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 legal work.

Set out below is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Dawlish

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. Forfeiture - bankruptcy or liquidation must not apply under this provision. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

I've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what was supposed to be a simple, chain free conveyancing. Dawlish is where the house is located. Is there any guidance you can impart?

Flying freeholds in Dawlish are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Dawlish you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Dawlish may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.