We are nearing an exchange on a house in Buckden and my mum and dad have transferred the exchange deposit to my . I am now told that as the deposit has not come from me my needs to disclose this to my mortgage company. Apparently, in also acting for the mortgage company he must advise them that the balance of the purchase price is not just from me. I informed the bank about my parents' contribution when I applied for the home loan, so is it really necessary for him to raise this?

The is obliged to check with the bank to make sure that they understand that the balance of the purchase price is not from your own resources. Your solicitor can only report this to your bank if you agree, failing which, your lawyer must cease to continue acting.

What happens if my solicitor is suspended from the Conveyancing panel ahead of completing my conveyancing in Buckden?

The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

My wife and I have organised the release of further monies on our mortgage from as we intend to conduct renovations to our property in Buckden. Do we need to choose a local Buckden solicitor on the conveyancing panel to deal with the paperwork?

don't usually instruct a member of 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 panel.

I have paid off my mortgage with . I assume I don't need a Buckden on the panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the mortgage from the register. , and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where has sent the Land Registry the discharge electronically, and
3. has instructed the Land Registry to do so

I am due to exchange contracts on my house. I had a double glazing fitted in October 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, are being difficult. The Buckden solicitor who is on the conveyancing panel is happy to accept ‘lack of building regulation’ insurance but are requiring a building regulation certificate. Why do have a conveyancing panel if they don't accept advice from them?

It is probably the case that have referred the matter to their valuer. The reason why may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I am purchasing a property and the solicitor has raised the issue of Chancel Repair to which the property could be liable because it falls into the area of such a church. He has mentioned insurance. Is this strictly required for conveyancing in Buckden

Unless a previous acquisition of the house completed post 12 October 2013 you could take it that solicitors carrying out conveyancing in Buckden to continue to propose a a chancel search and or insurance against a claim.

Are there any apps to help identify a Buckden law firm on the conveyancing panel? I have wheels and am willing to travel upto 10kilometers to meet the conveyancer.

You can use the facility on this page. Please pick a lender and your location and you will see a number of Buckden conveyancing lawyers locally. We have detailed some Buckden conveyancing firms at the bottom of this page and you can ring them to see whether they are on the approved list