Am I correct in assuming that the fact that my conveyancer in Bagshot is not identified on my bank's conveyancing panel that there is a problem with the quality of her work?
It would not be wise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Bagshot conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
My partner and I are only a couple days away from an exchange on a property in Bagshot and my mum and dad have sent the ten percent deposit to my property lawyer. I am now advised that as the deposit has not come from me my solicitor needs to disclose this to my bank. I am advised that, in also acting for the mortgage company he must inform them that the balance of the purchase price is not just from me. I advised the bank regarding my parents' contribution when I applied for the mortgage, so is it really necessary for him to raise this?
The conveyancing practitioner is legally required to clarify with lender to ensure that they understand that the balance of the purchase price is not from your own resources. The solicitor can only disclose this to your mortgage company if you agree, failing which, your lawyer must cease to continue acting.
It is a dozen years since I bought my property in Bagshot. Conveyancing lawyers have recently been retained on the sale but I am unable to locate my deeds. Is this a problem?
You need not be too concerned. Firstly there is a possibility that the deeds will be retained by the lender or they could be archived with the lawyers who acted in the purchase. Secondly the likelihood is that the land will be registered at the land registry and you will be able to establish that you own the property by your conveyancing solicitors acquiring up to date copy of the land registers. The vast majority of conveyancing in Bagshot relates to registered property but in the rare situation where your property is unregistered it adds to the complexity but is resolvable.
I opted to have a survey completed on a house in Bagshot prior to instructing lawyers. I have been told that there is a flying freehold overhang to the property. Our surveyor has said that some mortgage companies tend refuse to issue a mortgage on a flying freehold home.
It varies from the lender to lender. Lloyds has different instructions for example to Nationwide. If you e-mail us we can look into this further via the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Bagshot. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Bagshot to see if the conveyancing costs will increase in light of this.
Should I choose a Bagshot conveyancing solicitor based in the area that I am hoping to buy? I have an old university friend who can handle the legal work but her office is a couple of hundredkilometers drive away.
The primary upside of using a local Bagshot conveyancing firm is that you can attend the office to sign paperwork, deliver your identification documents and pester them if necessary. They will also have local insight which is a plus. That being said it's more important to get someone that will do a good and efficient job. If if people you trust used your friend and the majority were happy that should outweigh using an unknown Bagshot conveyancing solicitor solely due to them being local.