Find a Caversham Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Caversham? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Caversham conveyancing at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Caversham conveyancers for over 130 lenders.

Recently asked questions about conveyancing in Caversham

I am in a contract race with another buyer for a property in Caversham. What can I do to speed up matters?

First, If you are under time constraints to sign contracts it is advisable to make sure that your conveyancer is familiar with the location as they will have local relationships and intelligence. It is even conceivable that they may have handled otherhouses in the same street. Therefore consider using a Caversham conveyancing solicitor. Second, be sure that the lawyer is on the lender panel. It is estimated that just under twenty per cent of Caversham conveyancing transactions are delayed or derailed after discovering a buyer’s solicitor was not on their banks panel. In many cases this discovery resulted in the conveyancing being held up by as much as three weeks. It is estimated that this issue affects approximately 100,000 home moves annually. Most Caversham conveyancing practices can not represent certain mortgage companies so do check at the outset.

Is it necessary during the course of the conveyancing process to pop into the offices of the solicitor to sign the mortgage deed? If so, I will appoint a lawyer who conducts conveyancing in Caversham so that I can pop in to their offices when needed.

Whereas this was necessary ten years ago, the vast majority banks no longer need their conveyancing panel solicitor to witness the borrowers signature. It will still be necessary for you to hand over ID documents and there are still manifest advantages to using a locally based practitioner, in your situation a conveyancing solicitor in Caversham.

How can we know in advance if a Caversham conveyancing solicitor on the Nottingham panel is any good?

When it comes to conveyancing in Caversham 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 advertising the lowest fees. We would always recommend that you speak with the solicitor handling your transaction.

I have today made my last payment due on my mortgage with Aldermore. I assume I don't need a Caversham conveyancer on the Aldermore panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your Aldermore mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Aldermore mortgage from the register. Aldermore, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

  1. but are not moving to another property
  2. where Aldermore has sent the Land Registry the discharge electronically, and
  3. Aldermore has instructed the Land Registry to do so
The Land Registry will send you a letter confirming that your Aldermore mortgage has been paid off.

I am currently in the process of buying my council flat in Caversham. I have a mortgage offer with Barclays. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Barclays, you will need to appoint a solicitor on the Barclays conveyancing panel.

I am purchasing a new build house in Caversham with the aid of help to buy. The builders refused to reduce the price so I negotiated five thousand pounds worth of additionals instead. The sale representative told me not disclose to my solicitor about this extras as it may impact my loan with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder 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.

We are a fortnight into a freehold purchase having been recommend to solicitors by the local agent to carry out the conveyancing in Caversham. I am am starting to be disappointed with the level of service. Could you help me find new lawyers?

A lawyer would have to be really bad in order to consider replacing them. Has the mortgage offer been issued? In the event that it has you need to make them aware of the new contact details and have the offer are re-sent. Your new solicitor ideally needs to be on the banks panel to avoid added costs and delays. So that should be your first question of the new conveyancers. The find a solicitor tool can assist you in finding a lender approved solicitor for your home move in Caversham

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