I sincerely hope you can help me. My Maidenhead lawyer is informing me me that she is duty bound toapply for Maidenhead conveyancing searches resulting from the fact thatthe firm are on the Virgin Moneyapproved lawyer panel. Do I not have any say here?

Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a mortgage company your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer 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 Maidenhead conveyancing searches.

As a FTB what is the most important number one tip you can give me regarding purchase conveyancing in Maidenhead?

Not many law firms or advisers will tell you this but conveyancing in Maidenhead and elsewhere in England and Wales is an adversarial experience. Put another way, when it comes to conveyancing there exists plenty of room for friction between you and others involved in the transaction. For instance, the vendor, selling agent and sometimes your mortgage company. Choosing a solicitor for your conveyancing in Maidenhead should not be taken lightly as your conveyancer is your adviser, and is the ONLY party in the process whose interest is to protect your best interests and to keep you safe.

There is a distinct ongoing adversarial element to conveyancing- someone must be at fault for the process taking so long. We recommend that you your first instinct should be to trust your solicitor ahead of the other parties in the conveyancing process.

We wanted to use a property lawyer in Maidenhead for our house move. Our broker informed us that our mortgage company Coventry Building Society won't deal with them. Why is this not regarded as unduly restrictive?

Pre- 2008 most mortgage companies had a different appetite for risk. Almost all Maidenhead conveyancing firms would have been on many lender panels. The Financial Services Authority in 2010 completed a thematic investigation into mortgage fraud which come to the conclusion: know the conveyancing solicitors dealt with. Consequently, lenders have regularly sought more data from law firms about their operations and the individuals who work for them as well as set certain criteria such a completing on a minimum volume of transactions. Many Maidenhead conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Maidenhead is amongst the hundreds of locations where the solicitors showing on our search results are are authorised to act for Coventry Building Society.

Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Maidenhead?

Two types of professional can perform conveyancing in Maidenhead namely CLC regulated conveyancers or solicitors. Both professionals provide the legal services that you need to complete the disposal or acquisition of property. They are both obliged to conduct Maidenhead conveyancing to the same quality and guidelines so you can be sure that your conveyancing will be professionally administered and that all requisite steps should be appropriately adhered to.

Does a directory service exist listing RBS panel solicitors in Maidenhead on the UK Finance Lenders’ Handbook Website?

Unfortunately not yet. There is no such tool on the CML or Building Society Association websites. A small selection of mortgage companies make their panel listings available online. If you are in need of a Maidenhead conveyancing practitioner on the RBS please use our tool.

After months of negotiation I have agreed a price on a house in Maidenhead. My mortgage broker pressured me to appoint their lawyer. I paid an upfront payment of £200. A couple of days later, the solicitor contacted me sheepishly admitting that they were not on the Principality conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Principality panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I have a renovated Victorian property in Maidenhead. Conveyancing practitioner represented me and Birmingham Midshires. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, another for leasehold under the exact same address. If a house is not a freehold shouldn't I have been informed?

You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Maidenhead and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the position with your conveyancing lawyer who completed the work.