I opted for a local lawyer for our conveyancing in Bampton recently. After carefully reading the small print it is apparent thatwe are responsible for costs even if the sale aborts. Should I ditch them and instruct an on-line conveyancing company advertising no completion no charge conveyancing in Bampton?

It is usually a trade off in that if "No Sale No Fee" is available then the fee levels will generally be higher to cover those cases that do not proceed. Dont forget that these schemes generally do not cover expenditure by way of example Bampton conveyancing search charges.

Are all Bampton Conveyancing Quality Solicitors on the Principality conveyancing list of approved solicitors?

A selection of banks and building societies now use CQS as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of conveyancing solicitors.

My wife and I have organised a further advance on our mortgage from TSB as we intend to conduct improvements to our house in Bampton. Do we need to select a high street Bampton solicitor on the TSB conveyancing panel to handle the paperwork?

TSB don't usually instruct firms on their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the TSB conveyancing panel.

I am expecting a OIP from Santander this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Santander recommend any Bampton solicitors on the Santander conveyancing panel, or is it better to go independently?

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

My wife and I own a renovated Georgian property in Bampton. Conveyancing lawyer represented me and The Royal Bank of Scotland. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, the second leasehold with the matching property. I thought I was buying a freehold how can I check?

You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Bampton and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the situation with your conveyancing solicitor who conducted the work.

I am looking for a leasehold apartment up to £235,500 and identified one round the corner in Bampton I like with a park and station in the vicinity, the downside is that it's only got 49 years on the lease. There is not much else in Bampton for this price, so just wondered if I would be making a mistake buying a short lease?

Should you require a mortgage that many years will be an issue. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of twenty four months you may ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing solicitor about this matter.

At long last a mortgage offer from a bank for the refinancing of my 2 bedroom garden flat is expected by the end of next week. Are you able to recommend a low cost remortgage conveyancing lawyer in Bampton ?

You are on the wrong site if you are in need of the lowest fares for conveyancing in Bampton. We can offer you value for money conveyancing but our intention is not to work with the cheapest lawyers. Resist the temptation to appoint companies offering £99 conveyancing in Bampton.At best, in going for cheap conveyancing, you will get what you pay for and at worst you will end up paying a lot in extras and still not receive the service you were looking for.