I am nearing exchange of contracts for my flat in Pangbourne and the EA has just called to warn that the buyers are switching conveyancer. I am told that this is due to the fact that the mortgage company will only deal with property lawyers on their approved list. On what basis would a leading lender only deal with certain solicitors rather the firm that they want to appoint for their conveyancing in Pangbourne ?

Mortgage companies have always had panels of law firms that can act for them, but in the past few years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.

Mortgage companies point to the increase in fraud as the reason for the cull – criteria have been stiffened as a smaller panel is easier to keep an eye on. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are not going to have any impact on this.

I have been recommended a conveyancing solicitor in Pangbourne. I I would like to check if they are accepted on the Skipton Building Society conveyancing panel. Could you assist?

You should phone your conveyancer and enquire whether they can act for the lender. Alternatively please get in touch with Skipton Building Society who may be able to assist.

Do I need to be wary that estate agents that I am dealing with are suggesting an online conveyancing firm rather than a local Pangbourne conveyancing company?

As with lots of professional services, often referrals from connections can be worth their weight in gold. But there are numerous people with a vested interest in a conveyancing matter; estate agents, financial adviser and banks may recommend solicitors to retain. Sometimes these solicitors might be known to one of the organisations as experts in their field, but sometimes there is an underlying financial incentive behind the recommendation. You have the right to choose your preferred conveyancer. However, bear in mind that some banks operate an approved list of law firms you have to use for the lender aspect of your transaction.

Do you have any top tips for leasehold conveyancing in Pangbourne from the point of view of expediting the sale process?

• Much of the frustration in leasehold conveyancing in Pangbourne can be reduced if you appoint lawyers as soon as your agents start marketing the property and ask them to put together the leasehold documentation needed by the buyers’ representatives.
If you have had any disputes with your freeholder or managing agents it is essential that these are resolved prior to the flat being put on the market. The purchasers and their solicitors will be reluctant to purchase a flat where there is an ongoing dispute. You may have to bite the bullet and pay any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the buyers, but it is clearly preferable to present the dispute as historic as opposed to unresolved. Some Pangbourne leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, it would be prudent to notify your estate agents to make sure that the purchasers obtain financial (bank) and professional references. Any bank reference should make it clear that the buyer is able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their lawyers. If you have carried out any alterations to the premises would they have required Landlord’s approval? Have you, for example laid down wooden flooring? Most leases in Pangbourne state that internal structural changes or addition of wooden flooring necessitate a licence issued by the Landlord acquiescing to such works. If you fail to have the approvals to hand do not communicate with the landlord without checking with your lawyer in advance. If you have the benefit of shareholding in the Management Company, you should make sure that you have the original share certificate. Arranging a re-issued share certificate is often a lengthy process and delays many a Pangbourne home move. Where a new share certificate is needed, you should approach the company director and secretary or managing agents (where relevant) for this as soon as possible.

I am the registered owner of a leasehold flat in Pangbourne, conveyancing formalities finalised August 2000. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Pangbourne with over 90 years remaining are worth £222,000. The average or mid-range amount of ground rent is £50 yearly. The lease ends on 21st October 2095

With just 71 years remaining on your lease we estimate the premium for your lease extension to be between £9,500 and £11,000 plus legals.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.

My husband and I are are looking to find an affordable conveyancing solicitor in Pangbourne to assist me in selling my flat. I am aware of the dangers of getting ripped off but with many Pangbourne conveyancing organisations out there...who do I opt for?

Where you’ve never instructed a conveyancer before, a personal recommendation from relatives or friends is a preferable starting point and is often a good indicator of quality. Alternatively, you should review the client feedback viewable on your conveyancer’s website or use our search tool to select a conveyancing lawyer in Pangbourne.