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Find a Pangbourne Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Pangbourne? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Pangbourne conveyancing at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Pangbourne conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Pangbourne

I can't travel far from Pangbourne. Is there a reason why all Pangbourne property lawyers are not on all lender panels?

Pre- 2008 most lenders exhibited an attitude to risk which differs from the current day. The Financial Services Authority in 2010 carried out a thematic review into fraud which concluded: know the solicitors on your panel. Accordingly, mortgage companies have subsequently looked to extract more information from law firms regarding their operations and the individuals who work for them and set certain criteria such as completing a minimum amount of transactions. Many firms have found themselves excluded from lender panels even though they had 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Many firms were never going to meet the criteria of amount of transactions the lenders required.

My flat in Pangbourne is up for sale and I have a purchaser. Will the lawyer have to be required to be on the Aldermore conveyancing panel in order to deal with the discharge of my mortgage?

Ordinarily, even if your lawyer is not on the Aldermore conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently in recent years.

The estate agent has sent us the confirmation of our purchase of a new build flat in Pangbourne. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Pangbourne

    The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. There must be mutual enforceability of lessee’s covenants. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please confirm the Lease plans are surveyor prepared.

We're first time buyers - agreed a price, but the property agent advised that the owners will only go ahead if we instruct their recommended lawyers as they want a ‘quick sale’. We would rather use a family solicitor used to conveyancing in Pangbourne

It is improbable the vendors are behind this. If they desire ‘a quick sale', alienating a genuine purchaser is not the way to achieve this. Speak to the owners direct and make the point that (a)you are serious buyers (b)you are ready to go, with finances arranged © you have nothing to sell (d) you wish to move quickly (e)but you are going to instruct your own,trusted Pangbourne conveyancing solicitors - not the ones that will provide their estate agent a commission or meet his conveyancing thresholds pre-set by senior management.

Our conveyancer has advised that he intends to complete and exchange simultaneously on the sale of our £375,000 flat in Pangbourne on Tuesday in a week. The freeholder has quoted £420 for Landlord’s certificate, building insurance schedule and 3 years service charge statements. Is it legal for a freeholder to charge an administration fee for a flat conveyance in Pangbourne?

Pangbourne conveyancing on leasehold flats normally necessitates the buyer’s conveyancer submitting enquiries for the landlord to answer. Although the landlord is under no legal obligation to respond to such questions the majority will be content to do so. They are entitled to invoice a reasonable administration fee for answering enquiries or supplying documentation. There is no upper cap for such fees. The average costs for the information that you are referring to is over three hundred pounds, in some transactions it is in excess of £800. The administration charge invoiced by the landlord must be sent together with a summary of entitlements and obligations in respect of administration fees, without which the invoice is technically not due. Reality however dictates that you have little choice but to pay whatever is demanded should you wish to complete the sale of your home.

I bought a 1 bedroom flat in Pangbourne, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Pangbourne with an extended lease are worth £180,000. The ground rent is £65 levied per year. The lease terminates on 21st October 2083

With only 59 years unexpired the likely cost is going to be between £20,900 and £24,200 as well as legals.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.

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Neighbouring Locations

Goring
Woodcote
Pangbourne
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