Unfortunately I am unable to travel far from Badminton. Is there a reason why all Badminton solicitors are not on all bank panels?

Before the recession most banks exhibited an approach to risk which differs from the current day. The Financial Services Authority in 2010 instigated a thematic review into mortgage fraud which in summary warned lenders: know the conveyancers on your panel. Accordingly, lenders have since looked to extract more data from law firms about their operations and the staff employed by them and set certain criteria such as completing a minimum number of transactions. Hundreds of law practices have found themselves removed from lender panels even though they had 100% healthy track record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Such firms found it impossible satisfy the minimum amount of transactions the mortgage companies required.

We are planning to acquire a flat and require a conveyancing solicitor in Badminton who is on the Aldermore conveyancing panel. Could you point me in the right direction as regards a solicitor?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Aldermore . We don't recommend any particular firms conducting conveyancing in Badminton.

A colleague advised me that in buying a property in Badminton there may be a number of restrictions affecting the ability to carry out external alterations to a property. Is this right?

We are aware of a number of properties in Badminton which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Badminton should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

Completion of my remortgage has taken place for my property in Badminton. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?

Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

After much negotiation I have agreed a price on a house in Badminton. My mortgage broker suggested a conveyancer. I paid an advanced payment of £175. Not long after, the conveyancer contacted me embarrassingly acknowledging that they were not on the Kent Reliance conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Kent Reliance panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I have justbecome aware that Action Conveyancing have closed. They carried out my conveyancing in Badminton for a purchase of a freehold house 9 months ago. How can I establish that my home is registered correctly in the name of the former proprietor?

The quickest way to see if the premises 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 Badminton conveyancing specialists.

Helen (my wife) and I may need to rent out our Badminton ground floor flat temporarily due to taking a sabbatical. We used a Badminton conveyancing practice in 2004 but they have closed and we did not have the foresight to seek any advice as to whether the lease permits subletting. How do we find out?

Even though your previous Badminton conveyancing solicitor is not available you can review your lease to see if you are permitted to let out the property. The accepted inference is that if the deeds are silent, subletting is permitted. There may be a precondition that you are obliged to seek permission from your landlord or other appropriate person before subletting. This means that you cannot sublet in the absence of first obtaining permission. Such consent is not allowed to be unreasonably refused ore delayed. If the lease prohibits you from subletting the property you will need to ask your landlord if they are willing to waive this restriction.

Badminton Leasehold Conveyancing - Sample of Queries Prior to buying

For many Badminton leaseholds the outlay for major works are not wrapped into the maintenance charges, albeit that there some managing agents in Badminton require tenants to contribute towards a sinking fund and this is used to offset against major repairs or maintenance. Who are the managing agents?