I am not in a position to travel far from Bidford On Avon. Is there a reason why all Bidford On Avon lawyers aren't automatically on all mortgage company panels?

Mortgage companies point to the fact that solicitor-led fraud is considered to be responsible for millions of pounds of fraud annually.The dismissal of law firms from lender panels started with the rise in mortgage fraud, which prompted a thematic review by the FSA in 2011. Its outcome included recommendations for mortgage companies to review their conveyancing panels, which kicked off a major policy change in the sector. This led to mortgage companies removing a number of firms off their books of approved property lawyers .

When it comes to mortgage companies such as HSBC, do Bidford On Avon property lawyers face an annual charge to be on the conveyancing panel?

We are unaware of any mortgage company fees to register on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel application.

My wife and I are at the point of looking at houses in Bidford On Avon and I am now considering a potential offer. Is it wise to have a conveyancing practitioner on ‘stand by’? I intend to finance via a home loan with Skipton.

It would be advisable to commence your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the estate agent. As you are seeking a mortgage with Skipton, ask your prospective lawyers if they are on the Skipton conveyancing panel otherwise they can't do the mortgage legal work.

I can not fathom if my lender requires a lease extension. I have telephoned my Bidford On Avon building society branch on numerous occasions and was reassured it wasn't an issue and they will lend. My Bidford On Avon conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they will not lend based on their published requirements. Who do I believe?

Your property lawyer has to comply with the Council of Mortgage Lenders’ Handbook Part 2 conditions for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.

Will my lawyer be making enquiries about flooding as part of the conveyancing in Bidford On Avon.

Flooding is a growing risk for solicitors specialising in conveyancing in Bidford On Avon. Some people will acquire a property in Bidford On Avon, fully expectant that at some time, it may be flooded. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Conveyancers are not best placed to offer advice on flood risk, but there are a numerous searches that may be initiated by the buyer or on a buyer’s behalf which can give them a better understanding of the risks in Bidford On Avon. The standard completed inquiry forms given to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual inquiry of the owner to find out whether the premises has historically flooded. In the event that flooding has previously occurred and is not notified by the vendor, then a purchaser could commence a legal claim for losses stemming from an incorrect answer. A buyer’s lawyers may also order an environmental report. This will higlight whether there is a recorded flood risk. If so, more detailed inquiries will need to be initiated.

As co-executor for the will of my grandfather I am disposing of a residence in Monmouth but I am based in Bidford On Avon. My conveyancer (based 235 kilometers from meneeds me to sign a stat dec ahead of completion. Can you recommend a conveyancing lawyer in Bidford On Avon to witness and place their company stamp on the document?

strictly speaking you should not need to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will be fine regardless of whether they are Bidford On Avon based

How much should conveyancing in Bidford On Avon cost?

Almost all Bidford On Avon conveyancing firms will agree to a set fee. If additional work arise during the transaction your conveyancing practitioner must advise you in writing of such extra charges for such work immediately it becomes apparent. Some companies may agree not to render an invoice if the deal aborts, others will charge a proportion of the agreed charges, depending on the stage at which the conveyancing does not proceed.

We would recommend that you seek various practices to send you a quotation.