I am not in a position to travel far from Downton. I would like to know the understand why all Downton conveyancers aren't automatically on all mortgage company panels?

Lenders normally impose restrictions on either the nature or volume of conveyancing firms on their approved list of lawyers. Typical examples of such restriction(s) being that the firm is required to have two or more partners. In addition to restricting the type of firm, some banks such as HSBC decided to limit the number of conveyancers they allow to represent them. It is worth noting that building societies have no liability for the accuracy of conveyancing given by any Downton conveyancer on their panel. Mortgage fraud was the main trigger for the reduction of conveyancing panels a few years ago even though there are opposing assessments about whether solicitors sat at the center of that fraud. Data published by HMLR exposes that thousands of law firms only carry out one or two conveyances annually. Those vindicating conveyancing panel pruning question why law firms deserve any entitlement to remain on a conveyancing panel when clearly property law is not their primary expertise?

Would the conveyancing lawyers to be found on your site handle auction conveyancing in Downton?

There are a few auction solicitors we can connect you with those specialising in auction conveyancing. Downton is one of the many locations in which our lawyers cover.

As I am unsure how the conveyancing process works what is the most important advice you can give me about purchase conveyancing in Downton?

Not many law firms shout this from the rooftops but conveyancing in Downton or throughout Wiltshire is an adversarial experience. Put another way, when it comes to conveyancing there exists lots of room for confrontation between you and others involved in the house moving process. For instance, the seller, estate agent and on occasion the bank. Choosing a law firm for your conveyancing in Downton should not be taken lightly as your conveyancer is your adviser, and is the SOLE party in the legal process whose interest is to protect your best interests and to keep you safe.

There is a definite ongoing adversarial element to conveyancing- someone must be blamed for the process being so protracted. You your first instinct should be to trust your lawyer ahead of the other parties when it comes to the legal transfer of property.

Have just purchased a probate house at auction in Downton. Conveyancing is needed. What happens now?

Given that you are now legally committed yourself to purchase you should find a conveyancing lawyer quickly as you are faced with a tight a fixed date to complete the purchase. All auction property will have a corresponding legal set of papers. This will include most,if not all of the paperwork that your solicitor will need. Where you are dealing with leasehold premises the conveyancing pack may include a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to leasehold premises. You should give this to your appointed conveyancing solicitor as soon as possible. Do make sure that that you have the requisite funding in place to complete on the on the contractual date .

I am purchasing a property in Downton. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender UBS be concerned?

As you are obtaining a mortgage with UBS your lawyer must follow the conveyancing instructions outlined in Part two of UK Finance Lenders’ Handbook for UBS. The Council of Mortgage Lenders’ Handbook contains minimum requirements for solar panel roof-space leases, and property lawyers are required to report to UBS where a lease does not meet these specifications. The specifications relate to the installation of panels on properties countrywide and is not limited to Downton.

I am expecting a DIP from Co-operative this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Co-operative recommend any Downton solicitors on the Co-operative conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Downton solicitors independently although you'll need to choose one on the Co-operative conveyancing panel. The solicitor represents both you and Co-operative through the process.

Do I need to be wary by third parties that I am dealing with are encouraging me to use a nationwide conveyancing firm rather than a local Downton conveyancing practice?

As with lots of service providers, often suggestions from family and friends can be worth their weight in gold. But there are numerous people with a keen interest in a conveyancing transaction; estate agents, financial adviser and mortgage companies may suggest lawyers to retain. Sometimes these conveyancers might be known to one of the organisations as one of the best in their field, but sometimes there is an underlying financial incentive behind the endorsement. You are at liberty to select your own lawyer. Don't forget that most banks have an approved list of lawyers you must use for the mortgage related work in your home move.