I am purchasing a maisonette in Caversham. My Conveyancer is not listed on the lender approved panel. Am I still permitted to appoint my Caversham conveyancing solicitor even though they are not on the bank panel of approved conveyancing solicitors?

You have a couple of options available to you here

• Carry on with your existing Caversham solicitor but your mortgage company will undoubtedly use a lawyer from their approved panel. The net result is additional cost together with potential interruption.
• Appoint a new solicitor to act in the purchase, ensuring that they are on the mortgage company conveyancing panel.
• Convince your property lawyer to seek to join the mortgage company panel

A friend pointed out to me me that in buying a property in Caversham there could be various restrictions preventing external alterations to the property. Is this right?

We are aware of anumerous of properties in Caversham which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Caversham should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

Are all Caversham Conveyancing Quality Solicitors on the Principality conveyancing panel?

Some major lenders now make use of the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of firms.

Can I be sure that the Caversham conveyancing solicitor on the Nottingham panel is any good?

When it comes to conveyancing in Caversham obtaining recommendations is a good starting point. 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 advertising the lowest fees. We would always recommend that you speak with the solicitor handling your conveyancing.

It has been five months following my purchase conveyancing in Caversham took place. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I am using a search engine for the term conveyancing in Caversham it shows results of many solicitorsin the vicinity. How do I determine which is the suitable property lawyer for the sale of my house?

The ideal way of choosing a suitable conveyancer is via personal referral, so seek the guidance of friends and relatives who have bought a property in Caversham or the respected estate agent or mortgage broker. Costs for conveyancing in Caversham vary, so it's advisable to secure a minimum of three costs illustrations from varying types of conveyancers. Dont forget to clarify that the costs are assured not to increase.

Planning to sign contracts shortly on a basement flat in Caversham. Conveyancing lawyers have said that they report fully next week. What should I be looking out for?

The report on title for your leasehold conveyancing in Caversham should include some of the following:

Where does the liability rest for maintaining the window frames The landlord’s rights to access the property. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. What you can do if another leaseholder in the building breaches a clause of their lease? Ground rent - how much and when you need to pay, and also know whether this is subject to change The length of the lease term. You should receive guidance as what happens when the lease ends, and informed of the importance of the 80 year mark

I bought a garden flat in Caversham, conveyancing having been completed 10 years ago. Can you work out an approximate cost of a lease extension? Corresponding flats in Caversham with over 90 years remaining are worth £202,000. The ground rent is £60 charged once a year. The lease ceases on 21st October 2080

With 56 years unexpired we estimate the premium for your lease extension to span between £29,500 and £34,000 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.