Am I correct in assuming that the fact that my conveyancer in Dulverton is not identified on my lender's solicitor panel that there is a problem with the quality of his work?
It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (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. Where you are concerned you should contact the Dulverton conveyancing firm and ask them why they are no longer on the approved list for your bank.
We have rather assertive sellers who has recommended a exclusivity agreement with a non-refundable deposit two thousand pounds. Is it wise to enter into such agreements?
There are a couple of main drawbacks with entering into any lock out contract (sometimes referred to as an exclusivity agreement) is that it takes away the focus from making progress with the conveyancing process, so in the absence of it needing minimal or no negotiation then it could turn out to be a hindrance. It is not promoted by Dulverton conveyancing practitioners for this reason. The other main concern is the extent of the remedies available - an aggrieved buyer is not likely to be granted an injunctive ruling by a court to prohibit the owner selling to a third party, so the only remedy available under the contract will be the reimbursement of wasted costs and, in restricted scenarios, the additional payment of damages.
In what way does my ID and proof of funds have anything to do with my conveyancing in Dulverton? Is this really warranted?
You are right in the requirement set out by your lawyer has nothing to do with conveyancing in Dulverton. Nowadays you can not complete any conveyancing deal without first supplying proof of your identity. This usually takes the form of a either your passport or driving licence as well as a utility bill. Please note that if you are providing your driving licence as evidence of identification it needs to be both the paper part and photo card part, one is not sufficient in the absence of the other.
Proof of the origin of money is required in accordance with the Money Laundering Regulations. You should not be offended when you are asked to produce this as your lawyer must have this information on record. Your Dulverton conveyancing solicitor will need to see evidence of proof of funds prior to accepting any funds from you into their client account and they may also ask additional queries regarding the origin of funds.
I am about to put an offer on a leasehold flat in Dulverton. The selling agents assure me that it is normal for flats in Dulverton to have less than 75 years left on the lease. I am obtaining a mortgage with Chelsea Building Society. Will the property be mortgageable given that the lease has 69 years remaining.
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are getting a mortgage then your lender may insist that the lease be extended before competition. Chelsea Building Society have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 9/10/2025 the requirements read as follows :
Over the last few months I have been searching for a flat up to £245,000 and identified one round the corner in Dulverton I like with open areas and transport links nearby, however it's only got 52 remaining years left on the lease. I can't really find anything else in Dulverton for this price, so just wondered if I would be making a mistake acquiring a short lease?
If you need a home loan the remaining unexpired lease term will likely be an issue. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least twenty four months you could request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer about this.