Me and my wife are purchasing residence in Summertown and Botley. My Conveyancer has never been on on the bank approved panel. Is it possible for me to retain my Summertown and Botley conveyancing solicitor even though they are excluded from the lender list of approved lawyers?

Your options include

• Proceed with your chosen Summertown and Botley property lawyer but your bank will no doubt appoint a property lawyer on their conveyancing panel. The net result is additional fees and probable frustration.
• Appoint a new property lawyer to conduct the conveyancing, ensuring that they are on the bank conveyancing panel.
• Convince your conveyancer to do everything possible to join the lender’s panel of solicitors

Our solicitor has identified a defect with the lease for the property we are purchasing in Summertown and Botley. The seller’s lawyers have offered defective title insurance as a workaround. We are happy with insurance and will pay for it. Our solicitor has advised that he must ensure that the bank is happy with this solution. Who is the client here, us or the mortgage company ?

The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the bank are the client. Your solicitor must comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the mortgage company can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your conveyancing practitioner will have no choice but to discontinue acting for you.

My stepmother informed me that in buying a property in Summertown and Botley there could be a number of restrictions affecting the ability to carry out external changes to a property. Is this right?

There are a number of properties in Summertown and Botley which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Summertown and Botley should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

When it comes to lenders such as Barclays, do Summertown and Botley conveyancers have to pay a fee to be on the list of approved solicitors?

We are not aware of any lender fees to be on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel application.

I was told four weeks ago that my mortgage has been agreed to by Yorkshire BS. Is it usual for Yorkshire BS to only issue the offer once my solicitor in Summertown and Botley is approved on their conveyancing panel? Yorkshire BS have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Yorkshire BS to deal with your lawyer's application to be on the Yorkshire BS conveyancing panel. There's no guarantee that your solicitor will be accepted.

I am buying a new build flat in Summertown and Botley. 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.

Set out below are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Summertown and Botley

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Forfeiture - bankruptcy or liquidation must not apply under this provision. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

I am using a search engine for the term conveyancing in Summertown and Botley it brings up many conveyancersin the vicinity. How do I determine which is the right conveyancing solicitor for my move?

The best way of finding a suitable conveyancer is through a personal referral, so ask friends and family who have acquired a property in Summertown and Botley or a reputable estate agent or mortgage broker. Fees for conveyancing in Summertown and Botley vary, so it's advisable to obtain at least three fee estimates from different conveyancers. Be sure to secure confirmation what costs in the quote includes.