I had a mortgage agreed in principle with Skipton. Bagshot conveyancing lawyers have been appointed. What is the average time that one could expect to receive a mortgage offer from Skipton?

Some lenders take longer than others. Have Skipton done the survey? Have you advised Skipton as to your lawyers' details and checked that your lawyers are on the Skipton conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

We were going to get a DIP from Skipton 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 Skipton recommend any Bagshot solicitors on the Skipton conveyancing panel, or is it better to find our own lawyer?

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

I am due to exchange contracts on my house. I had a double glazing fitted in November 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Bank of Ireland are being difficult. The Bagshot solicitor who is on the Bank of Ireland conveyancing panel is recommending indemnity insurance as a solution but Bank of Ireland are insisting on a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?

It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland 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.

Is it necessary to take out insurance to cover chancel repairs when buying a residence in Bagshot?

Unless a prior purchase of the property completed after 12 October 2013 you could take it that solicitors handling conveyancing in Bagshot to remain encouraging a chancel search and or insurance against a claim.

I am buying a new build flat in Bagshot. Conveyancing is daunting 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 conveyancing.

Set out below are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Bagshot

If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please confirm the Lease plans are surveyor prepared.

I've recently found out that there is a flying freehold issue on a property I have offered on two weeks back in what should have been a straight forward, no chain conveyancing. Bagshot is where the house is located. Can you shed any light on this issue?

Flying freeholds in Bagshot are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bagshot you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bagshot 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.

I have been advised by numerous friends to expect six to eight weeks for Bagshot conveyancing to complete.This was four weeks ago. The draft contract was only forwarded from the vendors lawyer a few days ago so now does it countdown?

You need to be realistic about timescales. Property transactions in Bagshot takes on average about two months. This time period is not due to solicitor being slow and purposely delay matters. The amount of money involved in purchasing any property is so high, the buyer’s lawyer having to raise a wide range of queries, searches and further checks to protect the purchaser and their lender (if there is to be a mortgage) from expensive, avoidable problems. Conveyancing in Bagshot involves obtaining information from various different parties, including other property lawyer, local councils, private companies, mortgage companies. Many of these are efficient. Others are not. It is worth noting that, no matter how quickly your solicitor do their job, if the people you are purchasing from or are selling to aren't ready, nothing can move forward until they are up to speed.