We wanted to use a conveyancing solicitor in Calcot for our house move. Our financial adviser informed us that our mortgage company Bank of Ireland won't deal with them. Surely this is unfair competition?

Before the recession most banks had a different appetite for risk. Almost all Calcot conveyancing firms would have been on most mortgage company panels. The Financial Services Authority in 2010 completed a thematic investigation into mortgage fraud which come to the conclusion: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, lenders have regularly sought more information from law firms relating to their operations and the individuals who work for them as well as set certain criteria such a completing on a minimum amount of transactions. Many Calcot conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Calcot is amongst the many locations where the conveyancers we list are are approved Bank of Ireland.

Have just purchased a repossessed house at auction in Calcot. Conveyancing is needed. What happens now?

Having to in every practical sense signed on the dotted line you will need to find a conveyancing solicitor soon as you are faced with a pending deadline in which to complete the purchase. All auction property will ordinarily have an associated legal set of papers. This should include most,if not all of the paperwork that your lawyer will need. If you have purchased leasehold premises the legal pack may contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to leasehold premises. You need to pass this on to your appointed conveyancing solicitor ASAP. You also need to ensure that your finances are organised to complete the transaction on the set completion date.

I am being told by my solicitor that defective lease insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Calcot?

The right level of defective lease indemnity insurance depends on who your lender is. It would differ for example between Barclays and The Mortgage Works. Conveyancing solicitors as opposed to borrowers take out such insurances.

I am due to exchange contracts on my apartment. I had a double glazing fitted in December 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, TSB are being pedantic. The Calcot solicitor who is on the TSB conveyancing panel is saying indemnity insurance will be fine but TSB are insisting on a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?

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

A friend recommended that if I am purchasing in Calcot I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

A search of this type is sometimes quoted for as part of the standard Calcot conveyancing searches. It is a large document of about 40 pages, listing and detailing significant information about Calcot around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful information regarding Calcot.

What does commercial conveyancing in Calcot cover?

Calcot conveyancing for business premises incorporates a wide range of guidance, provided by qualified solicitors, relating to business premises. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.

I dont have enough spare funds to pay a 10% deposit on my flat purchase in Calcot , but I am keen go ahead. What can I do?

You can accept a smaller deposit. Most vendors will accept a lesser deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last moment