My financial adviser has requested my Bampton lawyer’ panel reference for the HSBC conveyancing panel. How do I find this out. I have called my local Bampton branch but they cant find it on their system.

You are best placed to get this information from your Bampton lawyer . Most Bampton law practices will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.

It is a dozen years since I bought my property in Bampton. Conveyancing solicitors have now been retained on the sale but I can't track down the deeds. Will this jeopardise the sale?

You need not be too concerned. Firstly the deeds may be retained by the lender or they may still be with the lawyers who handled the purchase. Secondly the chances are that the land will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers obtaining current official copies of the land registers. Most conveyancing in Bampton relates to registered property but in the unlikely event that your property is unregistered it is more of a problem but is not insurmountable.

Should my conveyancer be raising enquiries regarding flooding as part of the conveyancing in Bampton.

The risk of flooding is if increasing concern for lawyers dealing with homes in Bampton. Some people will buy a property in Bampton, completely expectant that at some time, it may be flooded. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Solicitors are not qualified to offer advice on flood risk, however there are a numerous searches that may be carried out by the buyer or by their solicitors which will give them a better understanding of the risks in Bampton. The conventional set of property information forms sent to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual question of the vendor to discover whether the premises has ever been flooded. If flooding has previously occurred which is not disclosed by the owner, then a buyer could commence a compensation claim stemming from an misleading answer. A buyer’s solicitors may also order an enviro search. This will reveal whether there is a recorded flood risk. If so, more detailed inquiries should be carried out.

I've recently found out that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a simple, no chain conveyancing. Bampton is where the house is located. What do you suggest?

Flying freeholds in Bampton are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bampton you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bampton may determine 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 premises.

I am hoping to put an offer on a small detached house that seems to tick a lot of boxes, at a great price which is making it all the more appealing. I have since been informed that it's a leasehold rather than freehold. I would have thought that there are particular concerns purchasing a leasehold house in Bampton. Conveyancing solicitors have are about to be instructed. Will they explain the issues?

The majority of houses in Bampton are freehold rather than leasehold. In this scenario it’s worth having a local solicitor who is familiar with the area who can help the conveyancing process. We note that you are buying in Bampton so you should seriously consider shopping around for a Bampton conveyancing solicitor and be sure that they are used to dealing with leasehold houses. First you will need to check the unexpired lease term. As a tenant you will not be entirely free to do whatever you want with the house. The lease will likely included provisions for example requiring the landlord’spermission to conduct changes to the property. It may be necessary to pay a maintenance charge towards the maintenance of the communal areas where the house is located on an estate. Your lawyer will advise you fully on all the issues.

I purchased a garden flat in Bampton, conveyancing having been completed April 1996. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent properties in Bampton with an extended lease are worth £222,000. The ground rent is £50 yearly. The lease runs out on 21st October 2096

With only 70 years unexpired the likely cost is going to span between £9,500 and £11,000 plus professional fees.

The figure above a general guide to costs for extending a lease, but we are not able to advice on the actual costs in the absence of comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.