Unfortunately I am unable to travel far from Downton. Is there a reason why all Downton conveyancing practitioners aren't automatically on all bank panels?

Pre- 2008 most mortgage companies had an approach to risk which is different than today. The Financial Services Authority in 2010 conducted a thematic review into fraud which in summary warned lenders: know the conveyancers on your panel. Consequently, banks have since soughtmore information from law firms regarding their operations and the individuals employed by them and set certain criteria such as completing a minimum number of transactions. Hundreds of law practices have found themselves excluded from lender panels even though they had 100% healthy track record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Such firms found it impossible meet the criteria of volume of transactions the lenders set.

Can your site be used to locate a Conveyancing solicitor in Downton even if I’m not purchasing or disposing of a house, for example if I wish to acquire an office in Downton with a mortgage from Barclays Direct?

Our comparison service is predominantly there to get a quote from residential conveyancing solicitors in Downton but we have recorded at the end of this page a few Downton commercial conveyancing firms. You will need to speak with the firm directly to check if they can also act for Barclays Direct

We are getting a further advance on our mortgage from TSB as we want to conduct a loft conversion to our home in Downton. Are we obliged to select a high street Downton solicitor on the TSB conveyancing panel to handle the legals?

TSB don't usually appoint a member of their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the TSB conveyancing panel.

I have today made my last payment due on my mortgage with RBS. I assume I don't need a Downton property lawyer on the RBS panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your RBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the RBS mortgage from the register. RBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where RBS has sent the Land Registry the discharge electronically, and
3. RBS has instructed the Land Registry to do so

I currently have a mortgage with HSBC for my property in Downton. Conveyancing was finalised a year 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 buy-to-let mortgage or inform HSBC?

HSBC must be informed of your intention before letting out your property as this is likely to be a breach of HSBC’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 HSBC directly. It should not be necessary to do this via a HSBC conveyancing panel lawyer.

I am buying a new build flat in Downton. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Downton

Please supply a car parking plan. Forfeiture - bankruptcy or liquidation must not apply under this provision. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. 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. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.

Am I best advised to instruct a Downton conveyancing practitioner based in the location that I am purchasing? I have an old university friend who can deal with the legal formalities but his firm is located over three hundred kilometers away.

The benefit of a local Downton conveyancing practice is that you can attend the office to sign paperwork, hand in your identification documents and pester them where appropriate. They will also have local insight which is a bonus. However it's more important to get someone that will pull out all the stops for you. If you know people who instructed your friend and on the whole were happy that should trump using an unknown Downton conveyancing solicitor solely due to them being based in the area.