I had intended to instruct a conveyancing solicitor in Badminton for our house move. Our broker has since advised us that our mortgage company Accord Mortgages Ltd won't deal with them. Why is this not regarded as unduly restrictive?

Mortgage Companies ordinarily imposes restrictions either the type or the number of conveyancing solicitors on their panel. A common example of such restriction(s) being that a law practice must not be a sole practitioner. As well as restricting the profile of firm, a few lenders have reduced the amount of solicitor practices they allow to represent them. You should note that Accord Mortgages Ltd have no responsibility for the quality of advice provided by any member of Accord Mortgages Ltd Conveyancer Panel. Mortgage fraud was a primary driver in the reduction of solicitor panels a few years ago even though there remains mixed views regarding the level of solicitor involvement in some of that fraud. Figures from the Land Registry reveal that plenty of law firms, including some in or near Badminton only conduct a couple conveyances a year.

I have decided to exercise my right to buy my property in Badminton off the council. I have a mortgage offer with Co-operative. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Co-operative, you will need to appoint a solicitor on the Co-operative conveyancing panel.

The mortgage over my property is with Coventry BS for my property in Badminton. Conveyancing was finalised some time ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Coventry BS?

You must advise Coventry BS prior to letting out your property as this is likely to be a breach of Coventry BS’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Coventry BS directly. It should not be necessary to do this via a Coventry BS conveyancing panel lawyer.

Having read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Badminton solicitor - who is on the Lloyds conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Lloyds will need an independent valuation of the property. Your lawyer will not arrange this. Usually Lloyds will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Badminton postcode. As you are getting a mortgage with Lloyds, you could contact them to see if they have a list of approved surveyors in Badminton.

I bought my apartment on 1 February and the transaction details are still not on the land registry website. Should I be concerned? My conveyancing solicitor in Badminton expressed confidence that it would be concluded in less than a month. Are properties in Badminton uniquely lengthy to register?

As far as conveyancing in Badminton registration is no quicker or slower than the rest of England and Wales. Rather than based on location, timeframes can adjust depending on the party submitting the application, whether there are errors and if the Land registry have to notify any other persons or bodies. Currently in the region of 80% of such applications are completed in less than three weeks but some can be subject to protracted delays. Registration is effected after the new owner has moved in to the premises so post completion formalities is not always top priority but where it is urgent that the the registration takes place urgently then you or your conveyancer must speak with the land registry and explain the circumstances.

What makes your site different to other online quote calculators for conveyancing in Badminton?

At this site get a conveyancing costs illustration via a Solicitor or Licensed Conveyancer that has a full understanding of the nuances for your conveyancing in Badminton. Unlike many estate agents and many comparison sites we do not have referral arrangements with solicitors. Some agents and online brokers 'recommend' solicitors who pay the most commission, not the best value conveyancing in Badminton

I'm remortgaging a property in Badminton. I have found my conveyancer's company on the CLC list, but I can't locate my conveyancer's name on the list. Should I be concerned?

Not all staff in the company must be listed by the regulator. As long there is someone qualified to 'oversee' the transaction, the actual day-to-day activity can be undertaken by unqualified staff.