Me and my fiance are buying a 3 bedroom flat in Bampton with a mortgage. We have a Bampton solicitor, but the bank says he's not on their "panel". We have to appoint one of the mortgage company panel firms or retain our Bampton property lawyer and pay for one of their panel firms to represent them. This feels very unfair; is there anything we can do?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Bampton conveyancing solicitor to apply to be on the conveyancing panel.
I have given 2 months notice to my existing landlord and have to leave my let out apartment in Bampton by the end of next month. Conveyancing on my purchase has just started. Can I complete in a couple of weeks as I wish to avoid having to find temporary accommodation?
It is unwise to provide notice on a rental until exchange of contracts has taken place. Assuming that you have not previously done so, update to your lawyer and urge them to they apply pressure on the other lawyers, try to get a realistic time scale from them that all parties will work to achieve
I've recently found out that there is a flying freehold issue on a property I put an offer in a fortnight ago in what was supposed to be a quick, no chain conveyancing. Bampton is where the house is located. Can you offer any advice?
Flying freeholds in Bampton are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Bampton you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bampton may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
Should I be concerned about 3rd parties that I am dealing with are recommending a nationwide conveyancing firm rather than a local Bampton conveyancing firm?
As is the case with many service providers, often recommendations from connections can be worth their weight in gold. Nevertheless there are numerous players in a conveyancing matter; estate agents, financial adviser and lenders might all recommend solicitors to appoint. On occasion these lawyers might be known to one of the organisations as experts in their field, but occasionally there may be a financial incentive behind the recommendation. You are at liberty to choose your preferred conveyancer. Don't forget that some mortgage providers operate an approved list of lawyers you are obliged to use for the mortgage aspect of your conveyancing.
How easy is it to change a solicitor as I need to find a Bampton based firm who is on the bank conveyancing panel. Is it advisable to appoint a new law firm?
In the event that you have not formally appointed a solicitor to do anything for you and at this stage simply received an estimate as to costs, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Bampton that you're considering.