My fiance and I are hoping to buy a flat in Ivybridge and are in fact using a Ivybridge conveyancing practice. Within the past 48 hours our conveyancer has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. have this morning contacted us to inform me that there is now an issue as our Ivybridge solicitor is not on their conveyancing panel. What do we do from here?

If you are buying a property requiring a mortgage it is usual for the purchasers' lawyers to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the bank's conveyancing panel as you are at liberty to use your preferred Ivybridge lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another lawyer into the mix.

Forgive me if this question is silly but I am unseasoned as a first time buyer of a garden flat in Ivybridge. Do I pick up the keys to the property on completion from my lawyer? If so, I will use a local conveyancing solicitor in Ivybridge?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the purchase money to the seller's lawyers, and shortly after the monies have arrived, you will be invited to pick up the keys from the Estate Agents and move into your new home. This tends to happen early afternoon.

Is it correct that all Ivybridge CQS (Conveyancing Quality Scheme) solicitors are on the conveyancing panel?

A selection of lenders now utilise the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of firms.

Intending to buy a apartment in Ivybridge. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Ivybridge is on the conveyancing panel.

I require quick conveyancing in Ivybridge as I am faced with a deadline to sign on the dotted line inside 3 weeks. Thankfully I do not need a mortgage. Is it possible to escape the need for conveyancing searches to save fees and time?

If.Given you are are a cash buyer you have the choice not to have searches conducted although no law firm would recommend that you don't. With plenty of history conveyancing in Ivybridge the following are instances of issues that can arise and adversely affect market value: Refused Planning Applications, Overdue Fees, Outstanding Grants, Unadopted Roads,...

Given that I will soon spend hundreds of thousands of pounds on a property in Ivybridge I wish to talk to a solicitor regarding thehome move prior to instructing the firm. Is this something that you can arrange?

Absolutely - it is our preference to talk to you we do not take any clients on without you liaising with the conveyancer who will be carrying out your property ownership legalities in Ivybridge.There is no ‘factory style conveyancing’ - each client is unique person, not a case reference. The law firms that we put you in touch with believe that the fees you are calculated and presented to you for residential conveyancing in Ivybridge should be the amount on the final invoice that you end up paying.

I purchased a leasehold flat in Ivybridge, conveyancing was carried out 3 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Ivybridge with a long lease are worth £165,000. The ground rent is £45 invoiced every year. The lease comes to an end on 21st October 50

You have 50 years remaining on your lease the likely cost is going to be between £36,100 and £41,800 plus plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed investigations. You should not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.