My wife and I are looking to buy a home in Bagshot and are in fact using a Bagshot conveyancing practice. Within the last couple of days our conveyancer has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. Skipton Building Society have this morning contacted us to inform me that there is now an issue as our Bagshot solicitor is not on their conveyancing panel. Please explain?

Where you are buying a property requiring a mortgage it is usual for the purchasers' lawyers to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Bagshot solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.

AssumingI were to purchase a simple residential propertyin Bagshot for cash and dispense with a survey and no conveyancing searches how much should I expect to to save on my conveyancing in Bagshot?

Any savings you would gain would be isolated to the Bagshot conveyancing searches. The property lawyer is obliged to do the vast majority of work - money laundering, communicating with your vendors conveyancing practitioner, stamp duty return, register the property etc. A marginal saving might be made by not needing to register a charge however it won't be meaningful.

As someone unfamiliar with the Bagshot conveyancing process what’s your top tip you can impart for the legal transfer of property in Bagshot

You may not hear this from too many lawyers but conveyancing in Bagshot or throughout England and Wales is an adversarial experience. Put another way, when it comes to conveyancing there exists plenty of opportunity for friction between you and other parties involved in the home moving process. For instance, the seller, estate agent and on occasion your bank. Choosing a lawyer for your conveyancing in Bagshot should not be taken lightly as your conveyancer is your adviser, and is the SOLE person in the legal process whose interest is to protect your legal interests and to keep you safe.

Sometimes a potential adversary may try and sway you that you should follow their advice. For example, the estate agent may claim to be assisting by suggesting your lawyer is dragging his heels. Or your mortgage broker may tell you to do take action that is against your lawyers recommendation. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

What is the difference between a licensed conveyancer and conveyancing solicitor in Bagshot

There are many recorded licenced Conveyancers in Bagshot and Solicitor partnerships in Bagshot who can assist with your conveyancing It is important to make clear that the two are regulated professionals specialising in the legal aspects of transferring property. The two can conduct associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

I have been advised by my conveyancer that lack of planning permission insurance is required on my purchase. What is the level of cover for Bagshot conveyancing?

The right level of lack of planning permission indemnity insurance should be dictated by who who your lender is. It would differ for example between Accord Mortgages Ltd and Virgin Money. Conveyancing solicitors as opposed to members of the public take out such policies.

We expect to receive a DIP from Co-operative this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Co-operative recommend any Bagshot solicitors on the Co-operative conveyancing panel, or is it better to go independently?

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

What does commercial conveyancing in Bagshot cover?

Non domestic conveyancing in Bagshot incorporates a wide range of services, offered by regulated solicitors, relating to business premises. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.