I plan on purchasing a ground floor flat in Maidenhead. My lawyer is not on the bank conveyancing list. Is it possible for me to continue with my Maidenhead conveyancing solicitor notwithstanding that they are not on the lender list of approved lawyers?

One must appoint a lawyer to deal with the formalities if you take out a mortgage to buy your home. They will conduct all the relevant investigations on the property, make sure that you will be properly registered as the owner and ensure that all the necessary mortgage paperwork is dealt with. You could instruct a Maidenhead solicitor of your choice. However, if the property lawyer selected is not on the lender conveyancing panel further charges will arise as separate legal representation will be need by the mortgage company. Bank panel applications can be submitted, so if your conveyancer has not in the past sought membership they should do so.

If you had a top tip for selecting a conveyancing solicitor in Maidenhead what would it be?

It would be unwise to be seduced by the lowest Maidenhead conveyancing costs illustration. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.

We have a mortgage agreed in principle with Kent Reliance. Maidenhead conveyancing solicitors were chosen. How long does it take for Kent Reliance to issue the offer to the solicitor?

Some lenders take longer than others. Have Kent Reliance completed the survey? Have you informed Kent Reliance as to your lawyers' details and checked that your lawyers are on the Kent Reliance conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

We were going to get a OIP from Barclays this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Barclays recommend any Maidenhead solicitors on the Barclays conveyancing panel, or is it better to go independently?

You will need to appoint Maidenhead solicitors independently although you'll need to choose one on the Barclays conveyancing panel. The solicitor represents both you and Barclays through the process.

I require fast conveyancing in Maidenhead as I am under an ultimatum to exchange contracts inside one month. A mortgage is not required. Is it possible to decline from having conveyancing searches to save fees and time?

If.Given you are not obtaining a mortgage you have the choice not to do searches although no law firm would advise that you don't. With plenty of history conveyancing in Maidenhead the following are instances of what can show up and therefore affect the marketability of the property: Refused Planning Applications, Outstanding Charges, Overdue Grants, Unadopted Roads,...

I am purchasing a new build house in Maidenhead with a loan from Alliance & Leicester . The builders would not move on the price so I negotiated five thousand pounds worth of extras instead. The estate agent told me not to tell my conveyancer about this side-deal as it would impact my mortgage with Alliance & Leicester . Do I keep my lawyer in the dark?.

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

Over the last few months I have been searching for a leasehold apartment up to £245,000 and identified one close by in Maidenhead I like with amenity areas and railway links in the vicinity, the downside is that it only has 61 years on the lease. I can't really find anything else in Maidenhead suitable, so just wondered if I would be making a mistake buying a short lease?

Should you require a mortgage the shortness of the lease may be a potential deal breaker. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least twenty four months you could request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this.