I was told recently by my lender that my Lyneham property lawyer is not on the mortgage company Conveyancing panel. How can I be sure if this is correct?

The first thing you need to do is to contact your Lyneham conveyancer. It is reasonable to expect your lawyer to advise you what has happened. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your bank.

We are planning to buy with Melton Mowbray Building Society. I called into a few high street solicitors yet am unable to find a Lyneham conveyancing firm on the Melton Mowbray Building Society panel. Could you assist?

Feel free to make the most of the find a lender approved solicitor tool on this web page. Please choose the mortgage company and type Lyneham or your preferred area and you will discover a number of lawyer based in Lyneham or nearest you.

is it true that all Lyneham solicitor firms on the Yorkshire BS conveyancing panel are governed by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the Yorkshire BS conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. Many mortgage companies do permit licenced conveyancers on their panel and in such a situation the firms would be governed by the Council of Licensed Conveyancers.

It is unclear whether my bank requires a lease extension. I have telephoned my Lyneham building society branch on a couple of occasions and was reassured it wasn't an issue and they will lend. My Lyneham conveyancing solicitor - who is on the bank conveyancing panel- called and was told they refuse to lend based on their published requirements. I simply don't know who is right.

Your conveyancing practitioner has to follow the CML Handbook Part 2 provisions for your bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.

I am due to exchange contracts on my apartment. I had a double glazing fitted in November 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Principality are being problematic. The Lyneham solicitor who is on the Principality conveyancing panel is recommending indemnity insurance as a solution but Principality are requiring a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?

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

Just had an offer accepted on a new build flat in Lyneham. Conveyancing is necessary evil 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.

Here are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Lyneham

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. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.

Me and my wife are selling a Lyneham bungalow we inherited seven years ago in 2011. I have over 12 years conveyancing experience and, although retired, see no reason not to do my own legal work. The purchaser's solicitor has informed me that their building society will not allow you to do your own conveyancing mandating that the funds to be sent to a solicitor's bank account.

Lending instructions to conveyancers from all mainstream lenders state that If the vendor is not legally represented the purchaser’s lawyers should check whether the mortgage company needs to be notified so that a decision can be made as to whether or not they are willing to move forward.