Having been told to check out your company we were about to use a conveyancing solicitor in Summertown found by you but have come across alternative quotes via the web seem less pricey – how come?

One can find hundreds of solicitors advertising theoretically looks to be extremely cheap conveyancing in Summertown. You should think twice about how much you respect your own move to want to take 'cheap' risks with regard to the quality of the legal work. Some hide extras well inside the terms and conditions. The law firms that we list for conveyancing in Summertown will notbehave this way.

My fiance and I wish to acquire a 2 bedroom apartment in Summertown with a residential mortgage from HSBC Bank.We have a Summertown conveyancing practitioner but HSBC Bank informed us she’s not listed on their "panel". We have to appoint a HSBC Bank panel solicitor or retain our high street solicitor and pay for a HSBC Bank panel lawyer to act for them. We feel as though this is unjust; Can we not simply insist that HSBC Bank use our lawyer?

No, not really. The loan offered to you is subject to its various provisions, a common one being that lawyers needs to be on the HSBC Bank approved list. in the past, most mortgage companies had large numbers of solicitors on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for HSBC Bank

Will my conveyancer be raising enquiries concerning flooding during the conveyancing in Summertown.

The risk of flooding is if increasing concern for solicitors conducting conveyancing in Summertown. Some people will acquire a property in Summertown, completely expectant that at some time, it may be flooded. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Solicitors are not qualified to offer advice on flood risk, but there are a various checks that can be carried out by the buyer or on a buyer’s behalf which can give them a better understanding of the risks in Summertown. The conventional set of property information forms sent to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the seller to discover whether the property has suffered from flooding. If flooding has previously occurred which is not disclosed by the seller, then a purchaser may commence a legal claim for losses as a result of such an misleading reply. The buyer’s lawyers should also conduct an environmental search. This will higlight if there is any known flood risk. If so, further investigations should be initiated.

Given that I am about to part with £400,000 on a property in Summertown I would like to have a conversation with the solicitor concerning thetransaction prior to giving the go ahead to the firm. Is this something that you can arrange?

This is something that we recommend - it is our preference to talk to you we do not take any clients on without you liaising with the solicitor who will be conducting your conveyancing in Summertown.There is no ‘factory style conveyancing’ - every client is an important person, not a matter number. The practices that we put you in touch with believe that the fees you are calculated and presented to you for your conveyancing in Summertown should be the amount on the final invoice that you are charged.

My wife and I purchased a leasehold house in Summertown. Conveyancing and Barclays Direct mortgage organised. A letter has just been received from someone saying they have taken over the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1991. The conveyancing practitioner in Summertown who acted for me is not around. Do I pay?

The first thing you should do is make enquiries of the Land Registry to make sure that the individual purporting to own the freehold is in fact the new freeholder. It is not necessary to incur the fees of a Summertown conveyancing firm to do this as it can be done on-line for less than a fiver. Rest assured that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

Summertown Leasehold Conveyancing - A selection of Queries Prior to buying

Does the lease have onerous restrictions? Is anyone aware of any major works in the near future that could add a premium to the service costs? Does the lease have more than 82 years unexpired?