Can you help? My Bloxham conveyancer is assuring me that he has toorder Bloxham conveyancing searches due to the fact thatthe firm are on the HSBCapproved lawyer panel. Is my solicitor correct?

Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a mortgage company your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Bloxham conveyancing searches.

I am the registered owner of a freehold residence in Bloxham but still invoiced for rent, why is this and what is this?

It is rare for properties in Bloxham and has limited impact for conveyancing in Bloxham but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the establishment of new rentcharges from 1977 onwards.

Previous rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 will be extinguished.

Completion of my purchase has taken place for my property in Bloxham. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

I have instructed a Bloxham property lawyer having made sure that they are on the Bank of Ireland conveyancing panel. Does my lawyer arrange the survey of the property?

Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland 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. You may wish to consider appointing your own Bloxham surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

Coventry BS have agreed my home loan in principle, my bid on a apartment in Bloxham has been accepted, what are the next steps?

The estate agent will want to be advised as to your solicitor's details (ensure that the lawyers are on the bank’s approved list). Call up Coventry BS or the broker and complete any appropriate forms. Coventry BS will sellect a valuer who will get in touch with the selling agent or owners to schedule an appointment. Once carried out (assuming no problems) it takes approximately a fortnight to receive the mortgage offer. Coventry BS will issue the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Bloxham.

I've recently found out that there is a flying freehold element on a property I put an offer in two weeks back in what was supposed to be a straight forward, chain free conveyancing. Bloxham is the location of the property. Is there any guidance you can impart?

Flying freeholds in Bloxham are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Bloxham you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bloxham 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 residence.

How simple is it to change conveyancer as I have to choose one who is on the The Royal Bank of Scotland conveyancing panel. I had appointed a high street conveyancing solicitor in Bloxham five minutes from me but she is not accepted by The Royal Bank of Scotland

It would be our pleasure to assist you select a conveyancing solicitor in Bloxham on the The Royal Bank of Scotland panel. Please note that the conveyancers that we list do not pay us commission if you instruct them and are registered with the Solicitors Regulation Authority who oversee all conveyancing solicitors in Bloxham. In utilising search facility on this site, you can compare costs for conveyancing solicitors in Bloxham and beyond.