My wife and I are buying a 1 bedroom apartment in Wadebridge with a mortgage. We have a Wadebridge lawyer, however the lender says he's not on their "panel". We have to appoint one of the lender panel conveyancing practices or retain our Wadebridge and pay for one of their panel lawyers to act for them. This feels very unfair; is there anything we can do?

Unfortunately,no. The mortgage offered to you 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 Wadebridge conveyancing lawyer to apply to be on the conveyancing panel.

My solicitor has identified a defect with the lease for the flat we are purchasing in Wadebridge. The other side have put forward title insurance as a workaround. We are happy with insurance and will pay for it. Our has advised that he must check that the lender is happy with this solution. Who is the client here, us or the mortgage company ?

Notwithstanding that you have a mortgage offer from the bank does not mean to say that the property will meet their conditions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook requirements. You and the lender are the client. These conveyancing instructions have to be complied with.

I purchased a freehold property in Wadebridge yet charged rent, why is this and what is this?

It is rare for properties in Wadebridge and has limited impact for conveyancing in Wadebridge but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the generation of new rentcharges from 1977 onwards.

Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 will be dispensed with completely.

I am 18 days into a residential purchase having been recommend to conveyancers by the high street agent to do our conveyancing in Wadebridge. We are not happy. Can you you assist me in finding new solicitors?

They would have to be really poor to suggest changing them. Has your mortgage offer been generated? In the event that it has you must advise them of the replacement solicitor and get the mortgage documents are issued to the new lawyers. Your solicitor ideally needs to be on the banks approved list to avoid escalating costs and delays. So that should be your first question of the new conveyancers. Our find a solicitor tool can assist you in finding a bank approved conveyancer for your conveyancing in Wadebridge

Whilst your website is a good idea there are many lawyers listed near Wadebridge being on the lender conveyancing panel. Can you recommend a specific firm on the conveyancing panel for our lender?

We do not recommend specific Wadebridge firms as the right Wadebridge conveyancing firm for you depends on where your priorities lie. For example you may require a local firm with Wadebridge knowledge or you might be looking for the low cost conveyancing. We recommend that you speak to 3 or 4 lawyers listed before you make your choice..