I am in the process of selling my apartment in Torquay and the EA has just text me to say that the purchasers are swapping property lawyer. The excuse is that the mortgage company will only engage with solicitors on their conveyancing panel. On what basis would a big named lender only deal with certain solicitors rather the firm that they want to appoint to handle their conveyancing in Torquay ?
Mortgage companies have always had panels of law firms they are willing to work with, but in recent years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for over 25 years.
Lenders point to the increase in fraud as the reason for the pruning – criteria have been stiffened as a smaller panel is easier to maintain. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are not going to have any sway in the decision.
What does my ID and proof of funds have anything to do with my conveyancing in Torquay? Is this really warranted?
You are right in these requests have nothing to do with conveyancing in Torquay. Nowadays you will not be able to proceed with any conveyancing transaction if you have not handing over evidence of your identity. Ordinarily this takes the form of a either your passport or driving licence plus a council tax bill. Remember if you are providing your driving licence as proof of ID it must be both the paper part as well as the photo card part, one is not acceptable without the other.
Evidence of the source of monies is necessary in accordance with the Money Laundering Regulations. Don’t be offended when when this is requested of you as your lawyer must have this information on record. Your Torquay conveyancing lawyer will need to see evidence of proof of funds prior to accepting any funds from you into their client account and they should also ask additional queries regarding the origin of funds.
I am about to put a bid on a leasehold property in Torquay. The estate agents advise that it is normal for flats in Torquay to have less than 75 years unexpired on the lease. I am taking out a loan with Chelsea Building Society. Is this going to be acceptable if the lease has 69 years left.
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 25/6/2026 the requirements read as follows :
Various online forums that I have come across warn that are a common cause of hinderance in Torquay conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) published determinations of research by MoveWithUs that conveyancing searches do not feature amongst the most frequent causes of hindrances in the conveyancing process. Local searches are not likely to be the root cause of slowing down conveyancing in Torquay.
I have justbeen informed that Action Conveyancing have been shut down. They conducted my conveyancing in Torquay for a purchase of a leasehold flat 12 months ago. How can I check that my home is not still registered in the name of the former proprietor?
The quickest method to see if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Torquay conveyancing specialists.
Is it true that a Torquay conveyancing solicitor taken to court by clients for failing to conduct the right conveyancing searches?
Our attention has not be brought to such a Torquay conveyancing claim but it has been reported that, clients acquiring a property in Cumbria successfully won a case against their solicitor as a consequence of development permission to erect a wind farm failing to be picked up in conveyancing searches.
If you are buying in Torquay It is essential that your property lawyer carry out all Torquay conveyancing searches needed to ensure you have relevant and up to date information before buying a home in Torquay.