Does a directory service exist listing Santander panel conveyancers in High Wycombe on the Building Society Association’s Website?

No. There is no such tool on the CML or Building Society Association websites. A small selection of lending institutions make their panel listings available over the internet. Where you are looking for a High Wycombe solicitor on the Santander please make the most of our tool.

We had chosen conveyancing lawyers located in High Wycombe on the UBS solicitor approved list. They are now charging me a supplemental fee for dealing with the UBS mortgage. Is this a supplemental conveyancing fee specified by UBS?

As unfair as it may seem, as long as it’s in their Terms of Engagement or estimate then yes your lawyer may levy a fee for this. The fee is not set by UBS but by your High Wycombe solicitor. Some firms on the UBS panel will levy ’dealing with mortgage’ fee and others do not.

I currently have a mortgage with Kent Reliance for my property in High Wycombe. Conveyancing was finalised months ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Kent Reliance?

Your original mortgage agreement with Kent Reliance will provide that you need their approval prior to renting your property as this is likely to be a breach of Kent Reliance’s mortgage conditions. It may be that Kent Reliance will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Kent Reliance directly. It should not be necessary to do this via a Kent Reliance conveyancing panel solicitor.

My wife and I purchased a terraced Georgian house in High Wycombe. Conveyancing practitioner acted for me and Nationwide Building Society. I happened to do a free search for it on the Land Registry database and there are a couple of entries: one for freehold, another for leasehold with the matching property. I'd like to know for sure, how can I find out??

You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in High Wycombe and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the situation with the conveyancing lawyer who conducted the work.

I am buying a new build apartment in High Wycombe. Conveyancing is necessary evil 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.

Here are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in High Wycombe

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. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.

Am I best advised to choose a High Wycombe conveyancing lawyer in close proximity to the house I am hoping to buy? I have an old university friend who can execute the legal work however his firm is located a couple of hundredkilometers away.

The benefit of a high street High Wycombe conveyancing practice is that you can attend the office to execute documents, present your identification documents and pester them where appropriate. Having local High Wycombe know how is a benefit. That being said nothing is more important than finding someone that will pull out all the stops for you. If you know people who instructed your friend and in the main were happy that must trump using an unknown High Wycombe conveyancing lawyer just because they are based in the area.

What are my options where I am not happy with the conveyancing practitioner who did my conveyancing in High Wycombe?

We live in an imperfect world, and unfortunately every so often matters do not go as planned. However there is recourse where you were unhappy with your conveyancing in High Wycombe. This varies from trying to resolve matters directly with them, through to reporting a solicitor to their governing body. If you remain dissatisfied you may consider getting in touch with the Legal Ombudsman.