Do I have to visit the offices of the solicitor to execute the legal charge? If so, I will appoint a lawyer who conducts conveyancing in Caversham so that I can pop in to their offices if required.

As opposed to ten years ago, the vast majority banks no longer need their conveyancing panel solicitor to witness the mortgagors signature. You will still be obliged to provide ID documents and there are still manifest advantages to instructing a local ayer, in your situation a conveyancing solicitor in Caversham.

When it comes to mortgage companies such as Yorkshire BS, do Caversham conveyancers incur a fee to be on the conveyancing panel?

We are unaware of any bank fees to be on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel application.

I am selling my flat. I had a double glazing fitted in November 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Barclays are being a right pain. The Caversham solicitor who is on the Barclays conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Barclays are requiring a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?

It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays 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.

My offer on a semi in Caversham has been accepted, but there is a chain. The owners have placed an offer on a flat, however it’s not yet tied up, and have viewings of other properties in the pipeline. I have selected a nearby conveyancing solicitor in Caversham. What should be my next step? At what stage should I apply for the mortgage with TSB?

It is usual to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is approx one thousand pounds, then survey, Caversham conveyancing search fees, etc). First, you should check that your lawyer is on the TSB conveyancing panel. Regarding the subsequent phase this very much depends on the circumstances of your transaction, desire for this property and on the state of the market. In a hot market the majority of home buyers will apply for a home loan with TSB and arrange for the valuation and only if it comes back ok would they pay their conveyancing practitioner to proceed with the conveyancing in Caversham.

Are there any apps to help identify a Caversham law firm on the Chelsea Building Society conveyancing panel? I have wheels and am happy to travel upto 20kilometers to meet the conveyancer.

Feel free to make use of the search on this website. Please choose the mortgage company and your location and you will see a number of Caversham conveyancing lawyers locally. We have listed some Caversham conveyancing firms towards the end of this page and you can call them to verify whether they are on the Chelsea Building Society approved list

Our conveyancer has advised that he intends to complete and exchange simultaneously on the disposal of our £300,000 garden flat in Caversham next Wednesday. The landlords agents has quoted £300 for Certificate of Compliance, building insurance schedule and 3 years service charge statements. Is it legal for a freeholder to charge an administration fee for a flat conveyance in Caversham?

Caversham conveyancing on leasehold maisonettes more often than not requires the buyer’s solicitor submitting enquiries for the landlord to answer. Although the landlord is not legally bound to respond to such questions the majority will be willing to assist. They may invoice a reasonable administration fee for answering questions or supplying documentation. There is no upper cap for such fees. The average costs for the information that you are referring to is over three hundred pounds, in some cases it is in excess of £800. The management information fee levied by the landlord must be sent together with a summary of entitlements and obligations in relation to administration fees, without which the charge is not strictly payable. Reality however dictates that one has little option but to pay whatever is demanded should you wish to exchange contracts with the buyer.

I purchased a 1st floor flat in Caversham, conveyancing having been completed in 1996. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent flats in Caversham with a long lease are worth £181,000. The ground rent is £55 invoiced every year. The lease terminates on 21st October 2070

With just 51 years remaining on your lease we estimate the premium for your lease extension to be between £30,400 and £35,200 as well as professional fees.

The figure above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.

My wife and I are buying a garden flat in Caversham. When we first instructed conveyancer, we were told they were on all major UK bank panels. The financial adviser contacted us just now to advise that they are not on the Virgin Money approved list. If it turns out to be true, what should we do? Should we simply choose a new conveyancer that is on their panel or should we pay for separate representation, with Virgin Money selecting their own preferred conveyancer.

Where you are buying a property requiring a mortgage it is conventional for the purchaser’s solicitors to also act for the purchaser's lender. In order to act for a bank or building society a lawyer has to be on that lender's conveyancing panel. An application has to be made by the conveyancing practitioner to the lender to become a member of the lender's panel and there are increasingly strict conditions which the property lawyer has to satisfy. Some banks now require their panel firms to be part of the Law Society’s Conveyancing Accreditation Scheme. Your lawyer should contact Virgin Money to discover if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on Virgin Money's conveyancing panel as you are at liberty to use your preferred Caversham lawyers, in which case it will likely add costs, and it may delay matters as you are adding another conveyancer into the mix.