What happens if my solicitor is suspended from the Leeds Building Society Conveyancing panel ahead of completing my conveyancing in Ettington?

First, this is a very rare occurrence. 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 for a fee.

We have a mortgage agreed in principle with UBS. Ettington conveyancing solicitors were instructed. How long does it take for UBS to send the offer to the property lawyer?

Some lenders take longer than others. Have UBS completed the survey? Have you informed UBS as to your lawyers' details and checked that your lawyers are on the UBS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I am due to exchange contracts on my flat. I had a double glazing fitted in June 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Skipton are being problematic. The Ettington solicitor who is on the Skipton conveyancing panel is saying indemnity insurance will be fine but Skipton are insisting on a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?

It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I have finally had an offer on a maisonette in Ettington accepted, but there is a chain. The sellers have offered on on an apartment, but it’s not yet tied up, and have viewings of other apartments in the pipeline. I have chosen a local conveyancing solicitor in Ettington. What do I do now? At what point do I apply for the mortgage with Nationwide?

It is normal to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is in the region of £1k, then survey, Ettington conveyancing search fees, etc). First, you should ensure that your conveyancing practitioner is on the Nationwide conveyancing panel. Concerning the next stages this very much depends on the specifics of your case, motivation for this property and on the state of the market. During a buoyant market many purchasers will apply for the mortgage with Nationwide and arrange for the valuation and only if it comes back ok would they pay their solicitor to proceed with the conveyancing in Ettington.

I have been on the look out for a flat up to £305k and found one round the corner in Ettington I like with a park and transport links nearby, however it's only got 49 years on the lease. There is not much else in Ettington suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?

Should you need a mortgage the remaining unexpired lease term may be problematic. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least 2 years you can request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this.

I am looking to sell my home. My former solicitors closed down. It would be helpful to have a recommendation of a conveyancing firm. Im based in Ettington if that makes a difference.

Please use our search tool to help you choose a solicitor for your conveyancing in Ettington. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs with a minimum of fuss.

We are FTB’s just having agreed a price on a property in Ettington, and are about to get solicitors appointed. I have utilised the numerous rating tools and the fee estimates are from all over the the UK. Is it essential to have a Ettington conveyancer local to the prospective house? We are happy to do all the communicating electronically, but I am thinking at some point we will need to visit the solicitor's office to sign contracts?

Usually there is no need to attend the office of your conveyancer, they can post any relevant contracts to you, which you can sign and return. Many buyers and sellers prefer to instruct a locally based solicitor, but it is not essential for conveyancing in Ettington.