I can't travel far from Sunninghill. Is there a reason why all Sunninghill property lawyers aren't included on all bank panels?

Banks tend to impose restrictions on either the nature or the number of conveyancing firms on their approved list of lawyers. Typical examples of such criteria being that a organisation must have at least two partners. In addition to restricting the type of firm, some banks decided to limit the size of their panel they permit to represent them. It is worth noting that lenders have no responsibility for the quality of advice supplied by any Sunninghill conveyancing practitioner on their panel. Increases in mortgage fraud was the key driver in the reduction of solicitor panels in the last decade even though there are differing thoughts about the extent of solicitor involvement in some of that fraud. Statistics from HMLR exposes that thousands of conveyancing practices only transact a couple of conveyances a year. Those advocating conveyancing panel cuts question why conveyancing firms deserve any entitlement to be listed on a bank panel when it is evident that property law is not their speciality?

I require conveyancing for an apartment in a fairly new development (6 years built) in Sunninghill. Almost all the flats have already been disposed of. Do I need carry out the local searches for my conveyancing in Sunninghill?

If you getting a mortgage, your lender will require some (many) of the searches so you'll have no choice. If not, then Sunninghill conveyancing searches are for you to decide upon. Your lawyer, will 'advise', perhaps strongly, that you should have the searches done, but he or she is duty bound in this regard. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you insist that your lawyer to proceed without searches then your lawyer will have to follow your instructions or ask you to appoint a different lawyer for your conveyancing in Sunninghill.

How can we tell if a Sunninghill conveyancing solicitor on the Skipton panel is any good?

When it comes to conveyancing in Sunninghill obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the solicitor handling your conveyancing.

I am due to exchange contracts on my apartment. I had a double glazing fitted in February 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Aldermore are being pedantic. The Sunninghill solicitor who is on the Aldermore conveyancing panel is saying indemnity insurance will be fine but Aldermore are insisting on a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?

It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Having read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Sunninghill solicitor - who is on the Santander conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Sunninghill surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

I have todaybecome aware that Arc property Solicitors have closed. They conducted my conveyancing in Sunninghill for a purchase of a freehold house 10 months ago. How can I be sure that the property is not still registered in the name of the former proprietor?

The easiest way to see if the premises is in your name, you can carry out 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 Sunninghill conveyancing specialists.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Sunninghill. Conveyancing is a frightening process 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 legal work.

Set out below is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Sunninghill

Please confirm the Lease plans are architect prepared. 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. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? There must be mutual enforceability of lessee’s covenants.