Is the fact that my conveyancer in Tisbury is not listed on my mortgage company's conveyancing panel that there is a problem with the standard of her work?

That is more than likely a wrong assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Tisbury conveyancing firm and ask them why they are no longer on the approved list for your lender.

We had chosen conveyancers locally in Tisbury on the Coventry BS solicitor panel. They are now charging me a further charge for dealing with the Coventry BS mortgage. Is this a supplemental conveyancing fee specified by Coventry BS?

As unfair as it may seem, as long as it’s in their Terms of Engagement or Quote then yes your conveyancing practitioner is entitled to charge a fee for this. This charge is not dictated by Coventry BS but by your Tisbury conveyancing practitioner. Plenty of firms on the Coventry BS panel will quote an ‘acting for lender’ fee but some firms incorporate it on their overall fee.

Intending to buy a flat in Tisbury. 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 UBS 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 Tisbury property lawyer is on the UBS conveyancing panel.

At last I have had an offer on an apartment in Tisbury agreed to, but there is a chain. The sellers have offered on somewhere, but it’s not yet tied up, and are looking at other properties booked. I have instructed a nearby conveyancing solicitor in Tisbury. What do I do now? At what point should I apply for the mortgage with Lloyds?

It is understandable to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of £1k, then valuation, Tisbury conveyancing search fees, etc). The first course of action is to check that your solicitor is on the Lloyds conveyancing panel. Concerning the next phase this very much depends on the specifics of your case, attraction to this property and on the state of the market. In a buoyant market some purchasers would apply for the mortgage with Lloyds and pay for the valuation and only if it comes back ok would they request their conveyancing practitioner to proceed with searches.

Will our solicitor be making enquiries regarding flooding during the conveyancing in Tisbury.

Flooding is a growing risk for conveyancers dealing with homes in Tisbury. There are those who purchase a property in Tisbury, fully aware that at some time, it may suffer from flooding. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or dispose of the property. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.

Solicitors are not qualified to impart advice on flood risk, however there are a number of searches that may be undertaken by the buyer or on a buyer’s behalf which should figure out the risks in Tisbury. The conventional set of information given to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard question of the vendor to determine whether the property has suffered from flooding. If flooding has previously occurred and is not notified by the owner, then a purchaser may bring a legal claim for losses as a result of such an incorrect answer. A purchaser’s lawyers will also order an enviro search. This will higlight whether there is a recorded flood risk. If so, more detailed inquiries should be made.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Tisbury. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

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

Please confirm the Lease plans are surveyor prepared. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Forfeiture - bankruptcy or liquidation must not apply under this provision.

My father has suggested that I instruct his lawyers for conveyancing in Tisbury. Do I take his guidance?

Much as we are happy to recommend a Tisbury conveyancing lawyer the ideal way to find a conveyancing practitioner is to seek referrals from friends or relatives who have previously instructed the solicitor you're are thinking of instructing.