I am nearing exchange of contracts for my home in Calcot and Tilehurst and the estate agent has just called to advise that the buyers are switching property lawyer. I am told that this is due to the fact that the lender will only work with property lawyers on their conveyancing panel. Why would a major mortgage company only work with specific lawyers rather the firm that they want to select for their conveyancing in Calcot and Tilehurst ?

Lenders have always had an approved set of law firms they are content to work with, but in the last few years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for over 25 years.

Banks point to the increase in fraud by way of justification for the cull – criteria have been tightened as a smaller panel is easier to keep an eye on. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices 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. The buyers are unlikely to have any sway in the decision.

We were just about to sign contracts for a ground floor flat in Calcot and Tilehurst. We have hit a problem. The mortgage offer with Lloyds TSB Bank runs out on 13/3/2025 but the vendors are putting forward a completion date of 17/3/2025. Is it possible to extend the loan offer?

The person best placed to deal with your concern is your conveyancer who will assess whether he or she is better off negotiating with the bank, owner’s lawyers, selling agents or possibly all parties based on what has happend in your house move to date.

I am purchasing a right to buy a flat in Calcot and Tilehurst. Can I do my own conveyancing?

Leaving aside the complexities and merits of DIY conveyancing in Calcot and Tilehurst you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Calcot and Tilehurst.

Will our conveyancer be making enquiries about flooding during the conveyancing in Calcot and Tilehurst.

The risk of flooding is if increasing concern for lawyers dealing with homes in Calcot and Tilehurst. There are those who buy a house in Calcot and Tilehurst, fully expectant that at some time, it may be flooded. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or sell the premises. Steps can be carried out during the course of a house purchase to forewarn the purchaser.

Solicitors are not qualified to give advice on flood risk, however there are a numerous checks that may be undertaken by the buyer or on a buyer’s behalf which should figure out the risks in Calcot and Tilehurst. The standard property information forms supplied to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual inquiry of the owner to find out if the premises has suffered from flooding. In the event that the residence has been flooded in past which is not notified by the owner, then a purchaser could bring a legal claim for losses resulting from an misleading answer. A buyer’s conveyancers will also order an environmental search. This should reveal whether there is any known flood risk. If so, additional investigations should be made.

In sourcing the web for the words cheap conveyancing in Calcot and Tilehurst it brings up many conveyancersin the area. How do I determine which is the suitable solicitor for purchase transaction?

The best method of choosing a suitable conveyancer is via trusted testimonial, so ask friends and relatives who have purchased a property in Calcot and Tilehurst or the local estate agent or mortgage broker. Costs for conveyancing in Calcot and Tilehurst differ, so it's a good idea to request a minimum of three estimates from different solicitors. Dont forget to clarify that the fees are fixed.