My IFA requires my Marazion law firm’s panel member for the HSBC conveyancing panel. Can you suggest how I discover this. I have contacted my local Marazion office but they have not got back to me yet.

Have you tried contacting your Marazion lawyer about this?. They should have a central record lender panel numbers.

Are all Marazion Conveyancing Quality Solicitors on the Santander conveyancing panel?

Some major banks and building societies now utilise CQS as the starting point for Panel membership such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their panels.

Is it the case that all Marazion solicitors on the Kent Reliance conveyancing panel are governed by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the Kent Reliance approved list of solicitors they would need to be governed by the SRA. Some banks do list licenced conveyancers on their panel in which case such organisation would be regulated by the Council of Licensed Conveyancers.

We expect to receive a AIP from Skipton this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Skipton recommend any Marazion solicitors on the Skipton conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Marazion solicitors independently although you'll need to choose one on the Skipton conveyancing panel. The solicitor represents both you and Skipton through the process.

I am selling our property in Marazion and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. A high street Marazion conveyancer would know this is not the case. It does beg the question why the purchasers are using an online conveyancing firm as opposed to a conveyancing solicitor in Marazion. We have lived in Marazion for three years we know of no issue. Do we contact our local Authority to seek confirmation need.

It would appear that you have a conveyancing lawyer already. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)

I am 17 days into a freehold purchase having been referred to solicitors by the estate agent to carry out the conveyancing in Marazion. I am am extremely frustrated with the level of service. Can you you assist me in finding new lawyers?

A lawyer would need to be very poor to suggest diss instructing them. Has your mortgage offer been generated? If so you will need to make them aware of the replacement lawyer and ensure the offer are issued to the new lawyers. Your new solicitor ideally should be on the banks panel to avoid escalating fees and complications. So that should be your first question of the new conveyancers. Our find a solicitor tool will assist you in finding a bank approved solicitor for your conveyancing in Marazion

Would local authority consent be needed to change a house into two flats in Marazion? This has taken place to a property opposite to my home in Marazion and was not aware of it happening until it was done.

Planning permission is required for splitting a single house in Marazion into flats but possibly not for converting back to single dwelling-house so, simply put, yes.