My IFA has asked me for my Badminton solicitor’s panel member for the Santander conveyancing panel. How do I find this out. I have called my local Badminton office but they have not got back to me yet.

Have you tried calling your Badminton conveyancer about this?. They retain a central record lender panel numbers.

Please help. My Badminton conveyancer is advising me that she is duty bound toapply for Badminton conveyancing searches asthe firm are on the Virgin Moneyapproved lawyer panel. These Badminton checks cost a lot of money can this be avoided?

You have limited options available to you. As you are taking a mortgage with a lender your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the CML Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Badminton conveyancing searches.

Have just purchased a repossessed house at auction in Badminton. Conveyancing is required. What is next?

Having exchanged you should retain a conveyancing practitioner quickly as you will have a fast approaching a drop dead date to complete the property. All auction property should have an associated auction set of papers. This will likely include most,if not all of the paperwork that your conveyancer requires. In the case of leasehold premises the auction pack may contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation relating to a leasehold property. You must give this to the conveyancer working for you as soon as possible. Do make sure that your finances are organised to complete the transaction on the set completion date.

Forgive me if this question is silly but I am wet behind the ears as FTB of a ground floor flat in Badminton. Do I collect the keys to the house on completion from my conveyancer? If this is the case, I will use a local conveyancing solicitor in Badminton?

On the day of completion you do not need to go to the conveyancers office in Badminton. Conveyancing lawyers for you will electronically transfer the completion advance to the owner’s lawyers, and once they have received this, you will be called to collect the keys from the property Agents and move into your new home. Usually this happens early afternoon.

I am the single recipient of my late grandmother’s will and I have everything in my name alone, including the my former home in Badminton. Conveyancing formalities meant that the Land Registry date was in January. I plan to dispose of the house. I understand that there is a Mortgage Lenders six month 'rule', which means that my proprietorship may be regarded the same way as though I had purchased the property in January. Do I have to wait 6 months to sell?

The Council of Mortgage Lenders’ handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be impacted by that. Some mortgage companies would take a pragmatic view as this clause chiefly exists to capture subsales or the wholesaling and assigning of properties.

We're first time buyers - had an offer accepted, yet the agent told us that the owners will only proceed if we appoint their chosen lawyers as they want a ‘quick sale’. Our preferred option is to instruct a high street conveyancer with experience of conveyancing in Badminton

We suspect that the owner is not behind this demand. Should the seller desire ‘a quick sale', turning down a serious buyer is is going to put the whole deal at risk. Speak to the vendors direct and make sure they understand (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)but you are going to use your own,trusted Badminton conveyancing firm - not the ones that will provide their estate agent a introducer fee or achieve conveyancing targets set by HQ.

Are there any apps to help find a Badminton conveyancing solicitor on the lender conveyancing panel? I have a car and am prepared to travel up to twentymiles to meet the solicitor.

You can use the find a conveyancing panel tool on this page. Please choose the lender and your location, in this case Badminton and you will see a number of lawyer located nearest Badminton. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the lender solicitor panel.