I have just been advised by my estate agent that my Mere lawyer is not on the bank Solicitor panel. What can I do to be sure that this is correct?

The first thing you need to do is to call your Mere conveyancer. It is reasonable to expect your lawyer to notify you what has happened. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your bank.

I am purchasing a property for cash in Mere. I have lived for the last dozen years in Mere. Conveyancing searches are a lot of money. Given that I have knowledge of the area and road intimately should I not bother getting the solicitor to do all the conveyancing searches?

Provided that you do not need a mortgage, then all but one or two of the Mere conveyancing searches are optional. Your lawyer will try and steer you, no-doubt strongly, that you should have searches completed, but she has a professional duty to do this. One thing to take into account; if you are likely to dispose of the house in the future, it will likely be be of importance to your prospective purchaser what the searches reveal. There are plenty of instances where properties with no practical issues can still throw up unpredicted search results. A good conveyancing solicitor in Mere should provide you some practical guidance here.

When it comes to lenders such as Coventry BS, do Mere conveyancing practitioners face a yearly amount to be on the conveyancing panel?

We are unaware of any bank fees to register on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel application.

The formalities of my remortgage has taken place for my property in Mere. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?

All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

I am due to exchange contracts on my apartment. I had a double glazing fitted in June 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Nottingham are being a right pain. The Mere solicitor who is on the Nottingham conveyancing panel is saying indemnity insurance will be fine but Nottingham are requiring a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?

It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

How does conveyancing in Mere differ for newly converted properties?

Most buyers of new build premises in Mere come to us having been asked by the builder to exchange contracts and commit to the purchase even before the residence is built. This is because new home sellers in Mere tend to purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Mere or who has acted in the same development.

Can you please clarify what options are open to me if my Mere conveyancing searches shows detrimental entries?

Usually, most problems revealed in Mere conveyancing search results can be dealt with in advance of completion or title insurance may be obtained. You should note that although you may be acquiring the premises and may be content to accept the search results, your lender may not, and ultimately the decision rests with them.