I am purchasing a terraced house in Pangbourne. Can I do my own conveyancing?

Leaving aside the complexities and merits of DIY conveyancing in Pangbourne you will have to appoint a solicitor on your bank's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Pangbourne.

is it true that all Pangbourne conveyancing solicitors on the Leeds Building Society conveyancing panel are regulated by the SRA?

As solicitors, in order to be on the Leeds Building Society approved list of solicitors they would need to be overseen by the SRA. Many lenders do allow licenced conveyancers on their panel and in such a situation the organisation would be overseen by the CLC.

We previously chose solicitors locally in Pangbourne on the Lloyds solicitor panel. They have just invoiced me a further charge for handling the Lloyds mortgage. Is this a supplemental conveyancing fee specified by Lloyds?

Unfortunately, so long as it is in their Terms of Engagement or estimate then yes your conveyancing practitioner may levy a fee for this. This charge is not dictated by Lloyds but by your Pangbourne lawyer. Numerous firms on the Lloyds panel will quote an ‘acting for lender’ fee but some firms incorporate it on their overall fee.

I have decided to exercise my right to buy my property in Pangbourne off the council. I have a mortgage agreed with Skipton. Conveyancing is not something I have any knowledge of. 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 Skipton, you will need to appoint a solicitor on the Skipton conveyancing panel.

Will our solicitor be raising enquiries regarding flooding during the conveyancing in Pangbourne.

Flooding is a growing risk for conveyancers dealing with homes in Pangbourne. There are those who buy a property in Pangbourne, completely aware that at some time, it may suffer from flooding. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or dispose of the premises. Steps can be carried out during the course of a house purchase to forewarn the purchaser.

Lawyers are not best placed to offer advice on flood risk, however there are a numerous checks that may be carried out by the purchaser or by their lawyers which will give them a better understanding of the risks in Pangbourne. The standard property information forms supplied to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) contains a usual question of the seller to determine if the premises has suffered from flooding. If flooding has previously occurred which is not disclosed by the owner, then a purchaser could issue a legal claim for losses resulting from an inaccurate reply. The buyer’s lawyers may also commission an environmental report. This will reveal whether there is a recorded flood risk. If so, additional inquiries should be carried out.

Should I go with a Pangbourne conveyancing practitioner in close proximity to the house I am buying? An old friend can perform the conveyancing however his firm is located 200kilometers drive away.

The primary upside of using a high street Pangbourne conveyancing firm is that you can attend the office to execute paperwork, deliver your identification documents and pester them where appropriate. They will also have local insight which is a benefit. That being said nothing is more important than finding someone that will do a good and efficient job. If other friends have instructed your friend and the majority were impressed that should outweigh using an unknown Pangbourne conveyancing lawyer solely due to them being round the corner.

We are thinking of appointing a web based conveyancing practitioner as opposed to a Pangbourne conveyancing firm. Am I making a mistake?

There are advantages of being able to visit a local Pangbourne conveyancing solicitor such as

• signing papers same day
• sometimes being able to see someone face-to-face can make a huge difference, particularly for more complex transactions
• the ability to raise concerns if matters are not going as expected

When comparing quotes, look out for hidden extras. The majority decent Pangbourne high street solicitors give an all-inclusive figure. Often online agents seem to offer cheap fees, yet have hidden 'extras' in the small print.