I am purchasing a house mortgage free in Oxfordshire. I have been living for the previous twelve years in Oxfordshire. Conveyancing searches are a lot of money. Given that I know the area and road very well should I not bother getting the solicitor to do all the conveyancing searches?

If you not getting a home loan, then the vast majority of the Oxfordshire conveyancing searches are optional. Your conveyancer will 'advise', perhaps strongly, that you should have searches carried out, but he is duty bound to do this. Do take into account; if you are intend to dispose of the house one day, it may be of importance to your prospective buyer what the searches disclose. Sometimes premises with no practical issues can still throw up unpredicted search results. A good conveyancing solicitor in Oxfordshire will be able to give you some practical advice in this regard.

I just bought a flat at auction in Oxfordshire. Conveyancing is necessary. What is next?

Now that you are exchanged you now have to retain a conveyancing practitioner quickly as you are faced with a tight deadline in which to complete the property. All auction property will ordinarily have a corresponding auction set of papers. This should include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold property the auction papers should contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to leasehold premises. You should hand this to the lawyer working for you at the earliest opportunity. Do make sure that you have funds in order to complete the transaction on the set completion date.

We expect to receive a DIP from Nationwide this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Nationwide recommend any Oxfordshire solicitors on the Nationwide conveyancing panel, or is it better to go independently?

You will need to appoint Oxfordshire solicitors independently although you'll need to choose one on the Nationwide conveyancing panel. The solicitor represents both you and Nationwide through the process.

I have a mortgage with Santander for my property in Oxfordshire. Conveyancing has been completed some time ago. Should I wish 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 Santander?

Your original mortgage agreement with Santander will provide that you need their approval in advance of renting your property as this is likely to be a breach of Santander’s mortgage conditions. In many cases banks or building societies will permit you to let 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 Santander directly. You need not do this via a Santander conveyancing panel lawyer.

About to purchase a new build flat in Oxfordshire. 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 is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Oxfordshire

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. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. 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 Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.

Due to the advice of my in-laws I had a survey completed on a property in Oxfordshire before appointing conveyancers. I have been told that there is a flying freehold aspect to the property. Our surveyor advised that some mortgage companies tend not grant a mortgage on such a house.

It depends who your proposed lender is. HSBC has different requirements for example to Halifax. Should you wish to call us we can investigate further with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Oxfordshire. Conveyancing will be smoother if you use a solicitor in Oxfordshire especially if they are acquainted with such properties in Oxfordshire.

We have recently had a bid accepted on our first home in Oxfordshire, and are now looking to get solicitors lined up. We have used the numerous comparison tools and the results are from all over the country. Is it essential to have a Oxfordshire solicitor local to our potential house? I am fine to do everything over the internet, but I am thinking at some point we may be required to attend the conveyancer's office to sign papers?

The property lawyer does not have to be in Oxfordshire, but choosing local means that you can go in if you need to, by way of example, if a signature is needed urgently. In addition, a Oxfordshire solicitor have established relationships with local agents and (if the vendor has chosen a local lawyer) with them, which should help keep things moving faster.