I can't travel far from Newport Pagnell. Can you please spell out why all Newport Pagnell conveyancers aren't included on all mortgage company panels?

A decade ago most mortgage companies demonstrated an attitude to risk which differs from the current day. The FSA in 2010 conducted a thematic review into property fraud which concluded: know the conveyancing practitioners on your panel. Accordingly, lenders have since looked to extract more information from law firms regarding their processes and the staff employed by them and set certain criteria such as completing a minimum amount of transactions. Thousands of law practices have found themselves excluded from lender panels even though they had an exemplary track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Many firms were never going to satisfy the minimum volume of transactions the mortgage companies insisted on.

As a first time buyer what is the most important piece of guidance you can impart about purchase conveyancing in Newport Pagnell?

You may not hear this from too many lawyers but conveyancing in Newport Pagnell or throughout Buckinghamshire is an adversarial experience. In other words, when it comes to conveyancing there exists plenty of room for friction between you and other parties involved in the home moving process. E.g., the seller, selling agent and sometimes a bank. Appointing a lawyer for your conveyancing in Newport Pagnell should not be taken lightly as your conveyancer is your adviser, and is the ONE party in the transaction whose role it is to protect your legal interests and to protect you.

Sometimes a third party with a vested interest may try and sway you that it is in your interests to do things their way. For instance, the estate agent may claim to be assisting by claiming that your lawyer is wrong. Or your mortgage broker may try to convince you to do something that is against your conveyancers guidance. You should always trust your lawyer above all other parties in the conveyancing process.

I am buying a victorian detached house in Newport Pagnell. We would like to convert the garage to an office at the house.Will the conveyancing process include enquiries to see if these works are permitted?

Your property lawyer will check the registered title as conveyancing in Newport Pagnell can sometimes identify restrictions in the title documents which prohibit certain changes or need the permission of another owner. Certain extensions call for local authority planning consent and approval in compliance with building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor ahead of any purchase.

We have agreed to purchase a house in Newport Pagnell. A rare aspect is that the roof has a solar panel. Lloyds have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that you are obtaining a mortgage with Lloyds your lawyer must follow the conveyancing requirements outlined in Part 2 of UK Finance Lenders’ Handbook for Lloyds. The CML Handbook contains minimum provisions for solar panel roof-space leases, and solicitors are required to report to Lloyds where a lease does not satisfy these conditions. The specifications relate to the installation of panels on properties countrywide and is not restricted to Newport Pagnell.

I am expecting a OIP from Nottingham this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Nottingham recommend any Newport Pagnell solicitors on the Nottingham conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Newport Pagnell solicitors independently although you'll need to choose one on the Nottingham conveyancing panel. The solicitor represents both you and Nottingham through the process.

Just acquired a semi-detached house in Newport Pagnell , What is the estimated time for the Land Registry to deal with the formalities evidencing the transfer to my name? My Newport Pagnell conveyancing solicitor has been very slow, so I want to be sure the registration formalities are dealt with.

There is nothing unique when it comes to conveyancing in Newport Pagnell registration formalities. Rather than based on location, timeframes can adjust subject to the party submitting the application, whether it is in order and whether the Land registry must send notices to any other persons or bodies. At present approximately 80% of submission are fully addressed in less than three weeks but some can be subject to protracted hold-ups. Registration occurs once the purchaser is living at the premises so 'speed' is not typically an essential issue but if there is a degree of urgency associated with the registration then you or your conveyancer should speak with the land registry and explain the circumstances.

I have been told by numerous estate agents that it may take up to two months for Newport Pagnell conveyancing to complete.This was 3 ago. The paperwork was only received to my property lawyer yesterday so now does it countdown?

Do not bank on moving on a specific date until exchange of contracts occurs. Regardless of the assurances the people you are acquiring from or selling to make, or your conveyancer makes don't rely on them. More frustration is caused to home movers by false assurances than anything else.