I can't travel far from Chantry. What is the rationale as to why all Chantry conveyancing practitioners are not on all bank panels?

Lenders tend to impose restrictions on either the nature or volume of conveyancing practices on their approved list of lawyers. Typical examples of such criteria being that a firm must have at least two partners. In addition to restricting the nature of firm, some banks decided to limit the number of firms they permit to represent them. It is worth noting that banks have no liability for the accuracy of advice given by any Chantry solicitor on their approved list. Property fraud was the key driver in the reduction of conveyancing panels from 2008 notwithstanding that there are contrary views about the extent of solicitor involvement in some of that fraud. Statistics from HMLR indicates that thousands of law firms only carry out a couple of conveyances a year. Those supporting conveyancing panel pruning ask why conveyancing firms should have claim to be on a bank panel when clearly conveyancing is not their speciality?

I am buying a house for cash in Chantry. I have lived for the previous 20 years in Chantry. Conveyancing searches are a lot of money. As I know the area and road very well must I have all the conveyancing searches?

If you not getting a mortgage, then all but one or two of the Chantry conveyancing searches are optional. Your conveyancer will 'advise', perhaps strongly, that you should have searches done, but he is duty bound to do this. One thing to take into account; if you are likely to dispose of the house in the future, it will be of interest to your future buyer what the searches contain. Sometimes properties with day to day issues can still throw up unexpected search results. A competent conveyancing solicitor in Chantry should be able to give you some helpful advice concerning this.

About to purchase a new build flat in Chantry. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Chantry

There must be mutual enforceability of lessee’s covenants. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?

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 should have been a simple, no chain conveyancing. Chantry is where the house is located. What do you suggest?

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

How easy is it to change a solicitor as I need to find a Chantry based conveyancer who is on the lender conveyancing panel. Is it practical to instruct different lawyers?

If you haven't yet appointed a conveyancer to commence the conveyancing and have just 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 Chantry that you're considering.