I am buying property in Ovingham. My Conveyancer has never been on on the mortgage company conveyancing list. Am I still permitted to continue with my Ovingham conveyancing solicitor even though they are not on the bank list of approved lawyers?

You have numerous options open to you here

• Complete the purchase with your chosen Ovingham conveyancing practitioner but your bank will undoubtedly appoint a conveyancer from their approved panel. This will result in additional fees and potential frustration.
• Appoint a fresh conveyancing practitioner to conduct the conveyancing, ensuring that they are on the mortgage company conveyancing panel.
• Convince your solicitor to do everything within their powers to join the mortgage company panel of solicitors

What is the difference between a licensed conveyancer and conveyancing solicitor in Ovingham

There are many recorded licenced Conveyancers in Ovingham and Solicitor firms in Ovingham to choose from It is important to make clear that both are supervised by regulatory bodies with both specialising in the legal work in the home buying process. Both can conduct other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

Completion of my remortgage has taken place for my property in Ovingham. Conveyancing was of an acceptable standard but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?

All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

Nationwide have agreed my mortgage in principle, my bid on a property in Ovingham has been accepted, what happens next?

Your property agent will want to know who your solicitors are (make sure the solicitors are on the lender’s approved list). Contact Nationwide or the broker and complete any relevant paperwork. Nationwide will sellect a valuer who will get in contact with the selling agent or owners to arrange a slot for the valuation to take place. Once conducted (assuming no problems) it takes on average ten days for the mortgage offer to be issued. Nationwide will send the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Ovingham.

Will our lawyer be asking questions about flooding during the conveyancing in Ovingham.

The risk of flooding is if increasing concern for lawyers dealing with homes in Ovingham. Plenty of people will acquire a property in Ovingham, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or dispose of the premises. Steps can be carried out during the course of a house purchase to forewarn the buyer.

Lawyers are not best placed to impart advice on flood risk, but there are a number of searches that can be carried out by the buyer or on a buyer’s behalf which should figure out the risks in Ovingham. The standard completed inquiry forms sent to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual question of the owner to determine if the property has suffered from flooding. If flooding has previously occurred which is not revealed by the seller, then a purchaser may bring a legal claim for losses as a result of such an incorrect reply. The purchaser’s lawyers should also conduct an enviro report. This should reveal if there is a recorded flood risk. If so, more detailed investigations should be conducted.

Are there restrictive covenants that are commonly picked up during conveyancing in Ovingham?

Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Ovingham. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I've recently found out that there is a flying freehold element on a house I put an offer in last month in what should have been a quick, chain free conveyancing. Ovingham is where the house is located. Is there any advice you can give?

Flying freeholds in Ovingham are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Ovingham you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ovingham may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.