I have just been advised by my mortgage broker that my Wallingford solicitor is not on the lender Conveyancing panel. What can I do to be sure if this is correct?

The best course of action for you to take is to call your Wallingford conveyancer. You lawyer should advise you what has happened. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your lender.

We are aiming to move house in March. Does my conveyancing solicitor call the removal company on the day of completion. As an aside, can you recommend a removal company in Wallingford. Conveyancing lawyer was organised prior to coming across this website.

On the day of completion you can pick up the house keys from your estate agent however this should only happen once the vendors lawyers inform the agent that they acknowledge receipt of the completion payment and the keys can be handed over. Subsequently you can tell the removal men that you are ready to move in. As a matter of policy we do not recommend a particular removal company but can help you choose a conveyancing in Wallingford or a firm with expertise in conveyancing in Wallingford.

We previously appointed conveyancing lawyers locally in Wallingford on the Yorkshire BS solicitor panel. They have just billed me a further amount for the legal aspects of the Yorkshire BS mortgage. Is this an additional conveyancing fee set by Yorkshire BS?

As unfair as it may appear, as long as it’s in their Terms of Engagement or Quote then yes your conveyancing practitioner can charge a fee for this. This charge is not set by Yorkshire BS but by your Wallingford conveyancer. Plenty of firms on the Yorkshire BS panel will quote ’dealing with mortgage’ fee but many firms incorporate it on their overall fee.

After weeks of negotiation I have agreed a price on an apartment in Wallingford. My financial adviser pressured me to appoint their conveyancer. I paid an on account payment of £225. A few days later, the conveyancer called me embarrassingly acknowledging that they were not on the Leeds Building Society conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Leeds Building Society panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Just had an offer accepted on a new build flat in Wallingford. 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 selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Wallingford

Please confirm the Lease plans are architect prepared. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.

I've recently found out that there is a flying freehold element on a house I have offered on last month in what was supposed to be a simple, no chain conveyancing. Wallingford is the location of the property. What do you suggest?

Flying freeholds in Wallingford are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Wallingford you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Wallingford 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 property.

Am I right to be concerned about brokers that I am dealing with are encouraging me to use an online conveyancing firm rather than a High Street Wallingford conveyancing company?

As with many service providers, often suggestions from relatives can be most helpful. But there are lots of players in a conveyancing transaction; estate agents, financial adviser and mortgage companies may suggest conveyancers to use. Sometimes these solicitors might be known to one of the organisations as being good in their field, but occasionally there exists a commercial relationship behind the recommendation. You have the right to select your preferred conveyancer. However, bear in mind that the majority of mortgage providers operate an approved list of law firms you must use for the mortgage aspect of your transaction.