My wife and I are intending to acquire a 3 bedroom flat in Thrapston with a mortgage. We like our Thrapston lawyer, however the bank says he's not on their "panel". It appears that we have little option but to use one of the bank panel conveyancing practices or retain our Thrapston conveyancer and pay for one of their panel firms to act for them. This seems very unfair; are we not able to insist that the lender use our Thrapston conveyancer ?

No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Thrapston conveyancing solicitor to apply to be on the conveyancing panel.

At what point does exchange of contracts take place for purchase conveyancing in Thrapston and do I need to be at the lawyers branch?

Where you are in close proximity to our conveyancing solicitors in Thrapston you are welcome to attend to sign the paperwork. However, the law practices we work with offer countrywide coverage for conveyancing and give as equally comprehensive and professional a job for you when dealing with you electronically. The executing of the property agreement is not when everything is set in stone. Signing on the dotted line is just a prerequisite for the conveyancer to address the formalities when the time is right, which is ordinarily shortly after signing. The procedure is is usually a five minute process, although where a lengthy "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Thrapston)to be in the office at the appropriate time.

Will commercial conveyancing searches reveal proposed roadworks that could impact a commercial property in Thrapston?

Many commercial conveyancing solicitors in Thrapston will execute a SiteSolutions Highways report as it reduces the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Thrapston. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Thrapston.

For every commercial conveyancing transaction in Thrapston it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately can cause delays to Thrapston commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not ordered for residential conveyancing in Thrapston.

Just had an offer accepted on a new build apartment in Thrapston. 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 is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Thrapston

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. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? There must be mutual enforceability of lessee’s covenants.

Due to the guidance of my in-laws I had a survey completed on a property in Thrapston ahead of retaining conveyancers. I have been told that there is a flying freehold element to the house. The surveyor has said that some banks may refuse to grant a mortgage on such a home.

It varies from the lender to lender. Lloyds has different instructions for example to Halifax. If you contact us we can check via 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 Thrapston. Conveyancing may be slightly more expensive based on your lender's requirements.