We are buying a 3 bedroom apartment in Torrington with a mortgage. We have a Torrington solicitor, but the lender says she’s not on their "panel". We have to appoint one of the lender panel solicitors or keep our Torrington lawyer as well as pay for one of their panel ones to represent them. This seems very unfair; can we not demand that the bank use our Torrington conveyancing practitioner ?

No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Torrington conveyancing solicitor to apply to be on the conveyancing panel.

Various internet forums that I have come across warn that are the primary cause of delay in Torrington conveyancing transactions. Is that correct?

The Council of Property Search Organisations (CoPSO) has noted the findings of a review by MoveWithUs that conveyancing searches do not figure amongst the most frequent causes of delays during the legal transfer of property. Searches are not likely to be the root cause of holding up conveyancing in Torrington.

three months have elapsed since my purchase conveyancing in Torrington completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

My husband and I are novice buyers - agreed a price, yet the agent informed us that the seller will only go ahead if we instruct the agent's recommended solicitors as they need an ‘expedited deal’. My instinct tells me that we should use a high street solicitor used to conveyancing in Torrington

It is highly unlikely the owners are behind this. Should the vendor desire ‘a quick sale', turning down a genuine purchaser is going to damage their objectives. Bypass the agents and go straight to the owners and make sure they comprehend that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you are chain free (d) you wish to move quickly (e)however you are going to instruct your own,trusted Torrington conveyancing solicitors - not the ones that will provide the estate agent a referral fee or hit his conveyancing thresholds pre-set by head office.

My aunt purchased her house in Torrington in 2005. She has got married, divorced and is now remarried. She wishes to sell the house next summer. I believe she will simply be need to supply copies of the marriage papers to the conveyancing practitioner however she is worried it will frustrate the sale of the property. Is it worth updating the title information for the house?

It is not absolutely necessary to bring up to date the title for the property on the basis that you have the proof required to demonstrate how the name change resulted.

Any buyer’s solicitor will review the title entries and ask for evidence to prove the change of name for instance marriage documentation.