Am I correct in assuming that the fact that my solicitor in Paignton is not identified on my mortgage company's conveyancing panel that there is a problem with the quality of her work?

That is more than likely a wrong assumption to make. There are plenty of reasonable explanations. A recent 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) low volume 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. Should you be concerned you should simply call the Paignton conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.

Can your site be used to locate a Conveyancing solicitor in Paignton even if I’m not buying or disposing of a house, for instance if I intend to acquire an office in Paignton with a loan from Godiva Mortgages Ltd?

Our comparison service is primarily there to locate domestic conveyancing solicitors in Paignton but we have listed towards the bottom of this page some Paignton commercial conveyancing firms. You will need to make contact with the solicitors directly to see if they can also act for Godiva Mortgages Ltd

My conveyancer has informed me that missing deeds insurance is required on my purchase. What is the level of cover for Paignton conveyancing?

The right level of missing deeds indemnity insurance should be dictated by who who your lender is. It would differ for example between Nationwide Building Society and Leeds Building Society. Conveyancing practitioners as opposed to members of the public take out such policies.

I'm the single recipient of my late grandmother’s will with all property in now in my sole name, including the my former home in Paignton. The Paignton property was put into my name in June. I want to move. I do know about the Mortgage Lenders 6 month 'rule', which means that my proprietorship may be treated the same way as if I'd bought the house in June. Is the property unsalable for six months?

The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be impacted by that. How practical a view lenders take of it, depend on the lender as this obligation chiefly exists to pick up on the purchase and immediately sell or the wholesaling and assigning of property.

is it true that all Paignton solicitors on the HSBC conveyancing panel are regulated by the SRA?

As a firm of solicitors, in order to be on the HSBC conveyancing panel they would need to be governed by the SRA. Many banks do list licenced conveyancers on their panel and in that case the organisation would be governed by the Council of Licensed Conveyancers.

I am buying a new build apartment in Paignton. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Paignton

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please confirm the Lease plans are surveyor prepared. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.

We're novice buyers - had an offer accepted, but the agent advised that the owners will only issue a contract if we instruct the agent's chosen conveyancers as they need an ‘expedited deal’. Our preferred option is to instruct a high street solicitor with experience of conveyancing in Paignton

We suspect that the seller is not behind this ultimatum. If they require ‘a quick sale', turning down a serious purchaser is is going to put the whole deal at risk. Avoid the agents and go straight to the owners and make the point that (a)you are genuine purchasers (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)but you are going to appoint your own,trusted Paignton conveyancing lawyers - not the ones that will earn their estate agent a commission or meet his conveyancing thresholds set by corporate headquarters.