I was advised yesterday by my mortgage adviser that my Crowthorne property lawyer is not on the bank Conveyancing panel. What can I do to be certain that this is indeed the case?

You need to contact your Crowthorne conveyancer. It is reasonable to expect your lawyer to notify you what has happened. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your bank.

Can you help? My Crowthorne conveyancer is assuring me that he is legally obliged toapply for Crowthorne conveyancing searches becausethe firm are on the Virgin Moneysolicitor panel. Do I not have any say here?

Unfortunately both you and your lawyer have little choice here. As you are obtaining a mortgage with a lender your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the CML Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Crowthorne conveyancing searches.

I have been told that property searches are the main reason for obstruction in Crowthorne house deals. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) has noted the findings of research by MoveWithUs that conveyancing searches do not feature amongst the most frequent causes of hindrances in the conveyancing process. Local searches are not likely to feature in any delay in conveyancing in Crowthorne.

How does conveyancing in Crowthorne differ for newly converted properties?

Most buyers of new build property in Crowthorne come to us having been asked by the builder to exchange contracts and commit to the purchase even before the house is finished. This is because developers in Crowthorne typically acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Crowthorne or who has acted in the same development.

Having had my offer accepted I require leasehold conveyancing in Crowthorne. Before I get started I want to be sure as to the remaining lease term.

Assuming the lease is recorded at the land registry - and 99.9% are in Crowthorne - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Crowthorne Conveyancing for Leasehold Flats - Examples of Queries Prior to buying

If a Crowthorne lease has less than 80 years it will have adverse implications on the marketability of the flat. Check with your lender that they are willing to lend given the lease term. A short lease means that you will probably need a lease extension sooner rather than later and it is worth discovering how much this will be. For most Crowthornelease extensions you will need to own the residence for a couple of years before you are eligible to extend the lease. It would be prudent to find out if there are any onerous prohibitions in the lease. For example plenty of leases prohibit pets being allowed in in a block in Crowthorne. If you love the flatin Crowthorne yet your cat is not allowed to make the move with you then you will be faced hard decision. How much is the service charge and ground rent on the property?