My partner’s mother is a conveyancing practitioner. I suspect that I can be offered friends and family pricing for conveyancing, However if that does not come materialise, what level of figure would I typically be looking at for conveyancing in Bishops Lydeard?

It’s advisable to look for multiple conveyancing quotes. Do use our comparison tool on this site. Whilst quotes do contrast greatly but the service one can expect differ between conveyancers as is true with the vast majority of professional services.

The mortgage over my property is with Virgin Money for my property in Bishops Lydeard. Conveyancing has been completed some time ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Virgin Money?

Virgin Money must be informed of your intention prior to letting out your property as this is likely to be a breach of Virgin Money’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Virgin Money directly. You need not do this via a Virgin Money conveyancing panel solicitor.

I recently had an offer accepted on an apartment in Bishops Lydeard. My financial adviser pressured me to appoint their property lawyer. I paid an on account payment of £225. Shortly after, the property lawyer contacted me to say that they were not on the RBS 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 RBS 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.

I am due to exchange contracts on my flat. I had a double glazing fitted in June 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Santander are being a right pain. The Bishops Lydeard solicitor who is on the Santander conveyancing panel is saying indemnity insurance will be fine but Santander are insisting on a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?

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

We are intent on selling our home in Bishops Lydeard and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. Any high street Bishops Lydeard conveyancer would know this is not the case. It does beg the question why the purchasers used a national conveyancing firm as opposed to a conveyancing solicitor in Bishops Lydeard. Having lived in Bishops Lydeard for three years we know of no issue. Is it a good idea to contact our local Authority to obtain confirmation that there is no issue.

It sounds as though you may have a conveyancing firm already. What do they say? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)

I used Wolstenholmes several years past for my conveyancing in Bishops Lydeard. I now require my file but the law firm has closed. What do I do?

Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Bishops Lydeard of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

If instructed can a conveyancer remove a name from the title of my home in Bishops Lydeard ?

Removing or adding someone to the title of your property is relatively straightforward. You’ll need to appoint a conveyancer to discuss your legal rights before you can proceed with a transfer of property. Contact us to book a free consultation with one a conveyancer