I have just been advised by my mortgage broker that my Swanage solicitor is not on the bank Solicitor panel. How can I be certain if this is indeed the case?

Your first step should be to contact your Swanage conveyancer. It is reasonable to expect your lawyer to advise you what has happened. If they are not on the panel they may recommend you to a Swanage conveyancing firm that is on the conveyancing panel for your mortgage company.

Me and my wife are acquiring our first home. Our solicitor has messagedto ask if we would like to take out extra conveyancing searches. As novices we in the dark as to what's needed for conveyancing in Swanage

The range of Swanage conveyancing searches depends primarily on the premises, the location, the probability of any of these risks, your familiarity of the locality and risks, your general attitude to risk. What is important is that you adequately understand what information each search could provide. You may then make a decision if you consider that you need that information. Where you are uncertain, ask your conveyancer to guide you.

It is is a decade since I purchased my home in Swanage. Conveyancing solicitors have just been appointed on the sale but I can't track down the deeds. Is this a major issue?

Don’t worry too much. Firstly the deeds may be kept by the lender or they may be archived with the conveyancers who handled your purchase. Secondly in most cases the land will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors procuring up to date copy of the land registers. Almost all conveyancing in Swanage relates to registered property but in the unlikely event that your home is unregistered it is more tricky but is not insurmountable.

My bid for a property was accepted at auction in Swanage. Conveyancing is needed. What happens now?

Having legally committed yourself to purchase you now have to appoint a conveyancing practitioner as a matter of priority as you are faced with a tight a fixed date to complete the transaction. All auction property should have a bespoke auction set of papers. This will include most,if not all of the paperwork that your lawyer will need. Where you are dealing with leasehold property the conveyancing papers should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to leasehold premises. You need to hand this to your appointed conveyancing solicitor ASAP. You also need to ensure that that you have the requisite funding organised to complete the transaction on the set completion date.

I am expecting a DIP from HSBC this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do HSBC recommend any Swanage solicitors on the HSBC conveyancing panel, or is it better to go independently?

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

It is not clear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Swanage bank branch on numerous occasions and was advised it wasn't a problem and they will lend. My Swanage conveyancing solicitor - who is on the bank conveyancing panel- called and was told they will not lend based on their specific requirements. I simply don't know who is right.

As long as the conveyancer is on the bank panel, she or he must adhere to the CML Handbook specifications for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.

My husband and I are a fortnight into a residential purchase having been recommend to solicitors by the selling agent to carry out the conveyancing in Swanage. I am am extremely frustrated with the level of service. Can you you assist me in finding new lawyers?

A lawyer would need to be really bad to suggest replacing them. Has the mortgage been generated? If so you must make them aware of the new lawyer and get the mortgage documents are issued to the new lawyers. The solicitor ideally should be on the lenders approved list to avoid added fees and complications. So that should be your first question of the new conveyancers. Our find a solicitor tool should help you find a lender approved lawyer for your home move in Swanage