My husband and I are purchasing a 2 bedroom apartment in Dawlish with a mortgage. We like our Dawlish conveyancer, however the mortgage company advise she’s not on their "panel". It appears that we have no option but to appoint one of the mortgage company panel conveyancing practices or retain our Dawlish conveyancing practitioner as well as pay for one of their panel lawyers to act for them. We feel that this is inequitable; are we not able to demand that the bank use our Dawlish lawyer ?

Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’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. Another option that might be available is for your Dawlish conveyancing lawyer to apply to be on the conveyancing panel.

It is 10 years ago since I purchased my property in Dawlish. Conveyancing lawyers have now been retained on the sale but I am unable to track down the title deeds. Is this a problem?

You need not be too concerned. Firstly there is a possibility that the deeds will be retained by your mortgage company or they may be in the possession of the lawyers who handled the purchase. Secondly in most cases the property will be registered at the land registry and you will be able to establish that you own the property by your conveyancing lawyers acquiring up to date copy of the land registers. The vast majority of conveyancing in Dawlish relates to registered property but in the rare situation where your property is not registered it adds to the complexity but is resolvable.

This question may be naive but I am unexperienced as a 1st time purchaser of a garden flat in Dawlish. Do I pick up the keys to the premises on the completion date from my lawyer? If so, I will find a High Street conveyancing solicitor in Dawlish?

On the day of completion you do not need to go to the conveyancers office in Dawlish. Your solicitors will electronically transfer the completion advance to the owner’s solicitors, and shortly after the monies have arrived, you should be able to receive the keys from the property Agents and start moving into the property. Usually this happens between 1 and 3pm.

My aunt pointed out to me me that in purchasing a property in Dawlish there may be various restrictions affecting the ability to carry out external changes to a property. Is this right?

We are aware of anumerous of properties in Dawlish which have some sort of restriction or requirement of consent to perform external variations. Part of the conveyancing in Dawlish should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I have instructed a Dawlish conveyancing practitioner having checked that they are on the UBS conveyancing panel. Does my lawyer arrange the survey of the property?

UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Dawlish postcode. As you are getting a mortgage with UBS, you could contact them to see if they have a list of approved surveyors in Dawlish.

I have justdiscovered that Action Conveyancing have closed. They carried out my conveyancing in Dawlish for a purchase of a leasehold apartment 12 months ago. How can I establish that my home is not still registered in the name of the former proprietor?

The easiest way to check if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Dawlish conveyancing specialists.

My partner and I expecting to complete on the purchase a house in Dawlish but as a result of damage from the recent storms I have agreed compensation from the vendor of £3k by way of a deduction in the price. I had intended this to be dealt with as part of the conveyancing process however the lender will not agree to this. Should they have been involved?

Any property lawyer listed on a bank approved list is required to advise the lender of any variations to the sale price. In the event that you did not allow your property lawyer to disclose the reduction to your bank then they would have to disinstructing themselves from representing you and the lender.