Do all mortgage companies provide you with an approved list of Berkshire conveyancing solicitors? How do you know who is on the conveyancing panel?

Berkshire conveyancing firms themselves provide us confirmation that they are on the conveyancing panel as opposed to being supplied with a list from directly.

Is it the case that all Berkshire conveyancing solicitors on the conveyancing panel are governed by the SRA?

As solicitors, in order to be on the conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. The majority of banks do allow licenced conveyancers on their panel in which case such firms would be overseen by the CLC.

I am buying a property in Berkshire. A rare aspect is that the roof has a solar panel. have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As your lender is your lawyer must check the conveyancing instructions contained in Part 2 of UK Finance Lenders’ Handbook for . The CML Handbook contains minimum conditions for solar panel roof-space leases, and are required to report to where a lease does not satisfy these conditions. The requirements relate to the installation of panels on properties countrywide and is not restricted to Berkshire.

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

will need an independent valuation of the property. Your lawyer will not arrange this. Usually 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. Your will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Berkshire postcode. As you are getting a mortgage with , you could contact them to see if they have a list of approved surveyors in Berkshire.

I am downsizing from our home in Berkshire and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. Any high street Berkshire lawyer would know that there is no such problem. It does beg the question why the purchasers instructed a national conveyancing practice as opposed to a conveyancing solicitor in Berkshire. We have lived in Berkshire for 5 years we know of no issue. Should we contact our local Authority to seek clarification that the buyers are looking for.

It sounds as though you may have a conveyancing lawyer currently acting for you. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)

I am purchasing my first flat in Berkshire with a loan from . The sellers refused to budge the price so I negotiated five thousand pounds worth of additionals instead. The property agent suggested that I not reveal to my conveyancer about this side-deal as it will jeopardize my mortgage with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I have been on the look out for a leasehold apartment up to £305k and found one round the corner in Berkshire I like with amenity areas and station nearby, the downside is that it only has 49 remaining years left on the lease. I can't really find anything else in Berkshire suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?

Should you need a home loan the remaining unexpired lease term will likely be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least 2 years you could ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing solicitor about this.