My IFA has requested my Templecombe solicitor’s panel member for the Lloyds conveyancing panel. What is the best way to find this out. I have e-mailed my local Templecombe branch but they don't know it.

The sensible thing to do is ask for this information from your Templecombe conveyancing practitioner . They retain a central record lender panel numbers.

Finally the sale completed on my house in Templecombe last January but the buyer keeps calling every few hours to moan that their lawyer is waiting to hear from mysolicitor. What should my lawyer have done following completion?

After completion of your house sale your conveyancer is committed to deliver the transfer deeds and all of the paperwork to the buyer’s lawyers. Where appropriate, your solicitor should also send confirmation that the mortgage has been redeemed to the purchasers conveyancers. There is unlikely to be post completion formalities peculiar conveyancing in Templecombe.

We have a mortgage agreed in principle with UBS. Templecombe conveyancing lawyers are chosen. What is the average time that one could expect to receive a mortgage offer from UBS?

There is no definitive answer here. Have UBS completed the valuation? Have you advised UBS as to your lawyers' details and checked that your lawyers are on the UBS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

My husband and I are at the point of viewing apartments in Templecombe and I am about to put in an offer. Should I already have a property lawyer in place at this stage? I am planning to take a home loan with UBS.

You should start requesting conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the selling agent. Given that you are getting a mortgage with UBS, ask your prospective lawyers if they are on the UBS conveyancing panel otherwise they can't do the mortgage legal work.

I currently have a mortgage with Yorkshire BS for my property in Templecombe. Conveyancing has been completed a year ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Yorkshire BS?

You must advise Yorkshire BS before renting your property as this is likely to be a breach of Yorkshire BS’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Yorkshire BS directly. It should not be necessary to do this via a Yorkshire BS conveyancing panel firm.

Yesterday I discovered that there is a flying freehold issue on a house I have offered on two weeks back in what was supposed to be a simple, chain free conveyancing. Templecombe is the location of the property. Can you offer any opinion?

Flying freeholds in Templecombe are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Templecombe you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Templecombe may decide 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.

Is it true that a Templecombe conveyancing company got sued by clients for failing to conduct the right conveyancing investigations?

Our attention has not be brought to such a Templecombe conveyancing claim but it has been reported that, clients acquiring a home elsewhere in England successfully won a claim against their conveyancing practitioner due to development plans to erect a wind farm failing to be picked up in conveyancing searches.

If you are thinking of buying a home in Templecombe It is critical that your solicitor carry out all Templecombe conveyancing searches needed to ensure you have accurate and up to date information ahead of acquiring a home in Templecombe.