I had intended to instruct a conveyancing solicitor in Camberley for our home move. Our financial adviser has since notified us that our mortgage lenders Nottingham Building Society won't deal with them. Surely this is unduly restrictive?

Pre- 2008 most lenders had a different appetite for risk. Almost all Camberley conveyancing firms would have been on most bank panels. The Financial Services Authority in 2010 conducted a thematic investigation into mortgage fraud which come to the conclusion: know the conveyancing solicitors dealt with. Consequently, lenders have regularly sought more information from law firms relating to their operations and the individuals who work for them and establishing certain criteria such a completing on a minimum number of transactions. Many Camberley conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Camberley is one of the hundreds of locations where the solicitors we list are are approved Nottingham Building Society.

When it comes to mortgage companies such as Santander, do Camberley conveyancers incur a yearly amount to be on the conveyancing panel?

We are not aware of any lender fees to be on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel application.

We have agreed to purchase a house in Camberley. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender HSBC be concerned?

As your lender is HSBC your lawyer must check the formal requirements contained in Section two of UK Finance Lenders’ Handbook for HSBC. The CML Handbook stipulates minimum provisions for solar panel roof-space leases, and conveyancers are required to report to HSBC where a lease does not satisfy these conditions. The provisions relate to the installation of panels on properties nationwide and is not restricted to Camberley.

Clydesdale have agreed my home loan in principle, my offer on a house in Camberley has been agreed to, now what?

Your estate agent will wish to know who your solicitors are (ensure that the solicitors are on the lender’s approved list). Contact Clydesdale or your broker and finalise any relevant forms. Clydesdale will sellect a valuer who will get in contact with the estate agent or seller to schedule an appointment. Once carried out (assuming no problems) it takes approximately a week to receive the mortgage offer. Clydesdale will issue 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 Camberley.

I was recommended by a number of estate agents in Camberley to choose a property lawyer on your site. Is there a financial inducement for Estate Agents to market your site over another?

We refuse to offer any financial incentive for sending work our way. We found it would be just too difficult to pay a commission as home movers will think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.

I need to appoint a conveyancing solicitor for remortgage conveyancing in Camberley. I have land on a site which appears to be the ideal offering If it is possible to get all formalities done via phone that would be ideal. Do I need to be wary? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

What are your top tips when it comes to finding a Camberley conveyancing firm to deal with our lease extension?

If you are instructing a conveyancer for lease extension works (regardless if they are a Camberley conveyancing firm) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you make enquires with several firms including non Camberley conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be of use:

What volume of lease extensions has the firm carried out in Camberley in the last year? What are the charges for lease extension conveyancing?

Camberley Conveyancing for Leasehold Flats - Sample of Queries before buying

The best form of lease structure is where the freehold interest is owned by the leaseholders. In this arrangement the lessees benefit from being in charge if their destiny and notwithstanding that a managing agent is usually employed if it is larger than a house conversion, the managing agent acts for the leaseholders themselves. You should be aware that where the lease has fewer than 80 years it will impact the salability of the property. Check with your lender that they are willing to go ahead with the loan given the lease term. Leases with less than 80 years remaining means that you will almost definitely require a lease extension sooner rather than later and you need to have some idea of how much this will be. For most Camberleylease extensions you will be required to have owned the premises for two years in order to be legally able to extend the lease. The answer will be useful as a) areas can cause problems for the building as the communal areas may start to deteriorate if repairs are not paid for b) if the leasehold owners have a dispute with the managing agents you will want to have all the details