I am nearing exchange of contracts for my flat in Bampton and the EA has just text me to advise that the buyers are appointing a new solicitor. I am told that this is due to the fact that the lender will only deal with solicitors on their approved list. Why would a major lender only engage with specific solicitors rather the firm that they want to appoint to handle their conveyancing in Bampton ?

Mortgage companies have always had panels of law firms they are content to work with, but in recent years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for over 25 years.

Mortgage companies point to the increase in fraud by way of justification for the pruning – criteria have been stiffened as a smaller panel is easier to monitor. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are unlikely to have any sway in the decision.

I have todaybeen informed that Stirling Law have closed. They carried out my conveyancing in Bampton for a purchase of a leasehold apartment 18 months ago. How can I check that my home is registered correctly in the name of the previous owner?

The easiest way to see if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Bampton conveyancing specialists.

The estate agent has sent us the confirmation of our purchase of a new build flat in Bampton. Conveyancing is necessary evil 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 conveyancing.

Here is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Bampton

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Forfeiture - bankruptcy or liquidation must not apply under this provision. 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. 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.

What tools are available to locate a Bampton law firm on the conveyancing panel? I am a keen cyclist and am willing to travel upto 10miles to meet the lawyer.

Feel free to make use of the facility on this page. Please select a bank and your location and you will see a number of Bampton conveyancing lawyers locally. We have listed some Bampton conveyancing firms at the bottom of this page and you can telephone them to verify whether they are on the approved list

My aunt purchased her house in Bampton ten years ago. She has since got married, divorced and has recently married again. She now wishes to the sell the Bampton property. I believe she will simply be requested to provide a copy of her marriage papers to the but she is worried it could hold up the house sale. Is it worth updating the title information for the house?

The is no need to update the title for the property as long as you have the proof required to show how the name change has come about.

Any buyer’s will check the land registry information and request evidence by way of proof of the change of name for example marriage documentation.