Me and my fiance are acquiring a flat in Wells. My property lawyer is not on the bank solicitor list. Am I still permitted to use my Wells conveyancing solicitor even though they are excluded from the mortgage company approved list?

Various options include

• Complete the purchase with your chosen Wells lawyer but your lender will no doubt retain a solicitor from their conveyancing panel. The net result is additional charges together with potential interruption.
• Get a new conveyancer to conduct the conveyancing, obviously checking they are on the lender conveyancing panel.
• Appeal to your lawyer to attempt to join the lender panel

Our lender has suggested a law firm on their panel based in Wells but I would rather choose a conveyancing lawyer in Wells local to me. Can you assist?

The minority of Wells conveyancing practices are on all lender’s conveyancing panel. Use our search tool to choose a Wells conveyancing firm on the on the lender panel.

I am downsizing from our house in Wells and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. Any local conveyancer would know that there is no such problem. For the life of me I don't know why the buyers are using an internet conveyancing outfit rather than a conveyancing solicitor in Wells. We have lived in Wells for 5 years we know that this is a non issue. Do we contact our local Authority to seek clarification that the buyers are looking for.

It sounds as though you may have a conveyancing lawyer already. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)

The deeds to my home are lost. The lawyers who conducted the conveyancing in Wells 5 years ago have long since closed. Will I be able to sell the house?

Assuming you have a registered title the details of your ownership will be documented by HMLR with a Title Number. It is easy to execute a search at the Land Registry, find your property and order up to date copies of the property title for a small fee. If the property is Leasehold then the Land Registry will usually hold a certified copy of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.

How does conveyancing in Wells differ for newly converted properties?

Most buyers of new build property in Wells approach us having been asked by the builder to exchange contracts and commit to the purchase even before the house is constructed. This is because new home sellers in Wells tend to acquire 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 conveyancers 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 accustomed to new build conveyancing in Wells or who has acted in the same development.