Am I correct in assuming that the fact that my solicitor in Bampton is not listed on my bank's conveyancing panel that there is a problem with the standard of her conveyancing?
That is more than likely an incorrect assumption to make. There are plenty of plausible explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Bampton conveyancing practice and enquire why they are no longer on the approved list for your lender.
AssumingI were to purchase a freehold propertyin Bampton mortgage fee and have no survey and no conveyancing searches how much could I expect to have to pay for conveyancing in Bampton?
Any savings you would achieve would be limited to the Bampton conveyancing searches. Your property lawyer is obliged to do the vast majority of work - money laundering, correspond with the vendors conveyancing practitioner, SDLT submission, register the property etc. You might save a bit for them not having to register a charge but it will not be significant.
I need some expedited conveyancing in Bampton as I am faced with an ultimatum to complete inside one month. A home loan is not required. Can I decline from having conveyancing searches to save money and time?
As you are are a mortgage free purchaser you are at liberty not to do searches although no lawyer would advise that you don't. With plenty of history conveyancing in Bampton the following are instances of what can show up and therefore affect future mortgageability: Enforcement Actions, Overdue Charges, Overdue Grants, Railway Schemes,...
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what should have been a straight forward, no chain conveyancing. Bampton is the location of the property. Can you shed any light on this issue?
Flying freeholds in Bampton are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bampton you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bampton may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
What does commercial conveyancing in Bampton cover?
Bampton conveyancing for business premises incorporates a broad range of guidance, supplied by regulated solicitors, relating to business premises. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.
We are in the middle of buying a property in Bampton. Conveyancing lawyer has called to say the title is "Leasehold". Will this likely make a difference on the marketability of the property?
Bampton conveyancing does not usually involve leasehold houses. The crucial factor here is the length of lease and the ground rent. If it's 999 years with a nominal rent, it's virtually freehold, so it shouldn't impact the marketability significantly.
On the flip side, if it's, say, 50 years it is bound to have a material effect on the saleability, and most likely wouldn't be mortgageable. The remaining lease term and ground rent will be set out in the lease to be supplied to your property lawyer.