What is the first thing I need to know about purchase conveyancing in Downton?

You may not hear this from too many lawyers but conveyancing in Downton or throughout Wiltshire is often a confrontational process. In other words, when it comes to conveyancing there exists an abundance of room for friction between you and other parties involved in the ownership transfer. For example, the vendor, selling agent and sometimes your bank. Selecting a lawyer for your conveyancing in Downton is a critical decision as your conveyancer is your adviser, and is the ONE party in the legal process whose responsibility is to act in your legal interests and to protect you.

There is a definite emergence in the "blame" culture- someone has to be blamed for the process being so protracted. You must always trust your conveyancer ahead of all other players when it comes to the legal transfer of property.

Can you clarify what the consequences are if my solicitor is expelled from the Clydesdale Solicitor panel ahead of completing my conveyancing in Downton?

The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

My wife and I buying a terrace house in Downton. We would like to carry out a loft conversion at the house.Will legal investigations on the property include checks to ascertain if these alterations are permitted?

Your property lawyer should review the registered title as conveyancing in Downton will occasionally identify restrictions in the title documents which prohibit categories of alterations or require the permission of a 3rd party. Many extensions require local authority planning permissions and approval under the building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be sensible to check these things with a surveyor ahead of any purchase.

We previously chose conveyancers located in Downton on the Clydesdale solicitor approved list. They are now charging me a supplemental sum for the legal aspects of the Clydesdale mortgage. Is this a supplemental conveyancing fee specified by Clydesdale?

Unfortunately, as long as it is in their Terms of Engagement or estimate then yes your conveyancing practitioner is entitled to levy a fee for this. This charge is not dictated by Clydesdale but by your Downton property lawyer. Plenty of firms on the Clydesdale panel will quote ’dealing with mortgage’ fee and others do not.

Can I be sure that the Downton conveyancing solicitor on the Kent Reliance panel is any good?

When it comes to conveyancing in Downton seeking recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the solicitor handling your conveyancing.

We're first time buyers - had an offer accepted, yet the estate agent advised that the seller will only move forward if we use their recommended solicitors as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a family conveyancer who is accustomed to conveyancing in Downton

We suspect that the seller is not behind this request. Should the vendor desire ‘a quick sale', taking such a hostile approach to a genuine buyer is is going to put the whole deal at risk. Speak to the owners direct and make the point that (a)you are serious purchasers (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)however you intend to appoint your own,trusted Downton conveyancing solicitors - as opposed tothose that will give the estate agent a introducer fee or achieve conveyancing figures set by HQ.

The mortgage broker has suggested using their solicitor for my conveyancing in Downton - Surely it’s easier to just use them?

This is not necessarily the case and you are free to use whichever property lawyer you prefer for your Downton home move. A property lawyer recommended by an estate agent may not always be the right conveyancer, they may put forward their preferred conveyancing firm who are based remotely. In this instance you may not have contact with your property lawyer and due to the lack of continuity in the transaction, it may be difficult to obtain progress reports.