I am considering remortgaging my property in Summertown, does my lawyer have to be on the Yorkshire BS Conveyancing panel?

There is nothing to stop you using your solicitor, but Yorkshire BS will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.

My wife and I are planning on selling our property in Summertown and according to the buyers it appears that there is a risk of it being built on contaminated land. A local lawyer would know this is not the case. For the life of me I don't know why the purchasers are using a nationwide conveyancing outfit rather than a conveyancing solicitor in Summertown. Having lived in Summertown for three years we know that this is a non issue. Should we contact our local Authority to get confirmation that there is no issue.

It would appear that you have a conveyancing solicitor already. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)

Due to the advice of my in-laws I had a survey completed on a property in Summertown in advance of appointing solicitors. I have been advised that there is a flying freehold overhang to the property. Our surveyor has said that some banks may not issue a mortgage on such a home.

It varies from the lender to lender. Bank of Scotland has different requirements for example to Nationwide. If you call us we can investigate further with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Summertown. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Summertown to see if the conveyancing costs will increase in light of this.

We're first time buyers - agreed a price, yet the agent has warned us that the seller will only proceed if we use the agent's recommended conveyancers as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a local conveyancer who is familiar with conveyancing in Summertown

It is unlikely the owners are behind this. Should the seller desire ‘a quick sale', turning down a genuine purchaser is is going to put the whole deal at risk. Avoid the agents and go straight to the owners and make the point that (a)you are serious buyers (b)you are excited to move forward, with finances arranged © you do not need to sell (d) you wish to move quickly (e)however you are going to appoint your preferred Summertown conveyancing firm - as opposed tothose that will give their estate agent a introducer fee or hit his conveyancing thresholds set by head office.

There are only Fifty years unexpired on my lease in Summertown. I now wish to extend my lease but my freeholder is can not be found. What should I do?

On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be lengthened by the magistrate. You will be obliged to demonstrate that you or your lawyers have done all that could be expected to locate the lessor. On the whole a specialist would be helpful to carry out a search and prepare an expert document to be accepted by the court as proof that the freeholder is indeed missing. It is advisable to get professional help from a solicitor both on proving the landlord’s absence and the vesting order request to the County Court overseeing Summertown.

Summertown Leasehold Conveyancing - Sample of Queries before Purchasing

What is the length of the lease? Who is in charge of the building? Is anyone aware of any major works in the planning that could add a premium to the service fees?