Can you help? My Pangbourne solicitor is informing me me that he has toconduct Pangbourne conveyancing searches becausethe firm are on the Lloydsconveyancing panel. Is my lawyer correct?

You have limited options available to you. Given that you are taking out a loan with a bank your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Pangbourne conveyancing searches.

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

It would be unwise to be swayed by the lowest Pangbourne conveyancing fees. You really do get what you pay for when it comes to property lawyers. 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 go into the conveyancing with your eyes wide open.

Two weeks ago we had a mortgage agreed in principle with Kent Reliance. Pangbourne conveyancing solicitors were appointed. How long does it take for Kent Reliance to send the offer to the solicitor?

There is no definitive answer here. Have Kent Reliance completed the survey? Have you advised Kent Reliance as to your lawyers' details and checked that your lawyers are on the Kent Reliance conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I am buying a property in Pangbourne. One unusual aspect is that the roof has a solar panel. Leeds Building Society have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that your lender is Leeds Building Society your lawyer must follow the conveyancing requirements contained in Part 2 of UK Finance Lenders’ Handbook for Leeds Building Society. The Council of Mortgage Lenders’ Handbook contains minimum specifications for solar panel roof-space leases, and conveyancing practitioners are required to report to Leeds Building Society where a lease fails to comply with these provisions. The provisions relate to the installation of panels on properties nationwide and is not isolated to Pangbourne.

We are close to exchanging contracts on the sale of our home in Pangbourne and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. Any local conveyancer would know this is not the case. It does beg the question why the purchasers are using a nationwide conveyancing firm as opposed to a conveyancing solicitor in Pangbourne. Having lived in Pangbourne for 4 years we know of no issue. Should we get in touch with our local Authority to seek confirmation that the buyers are looking for.

It would appear that you have a conveyancing solicitor already. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)

Just had an offer accepted on 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.

Set out below is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Pangbourne

Please supply a car parking plan. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please supply evidence that the form of Lease proposed has been approved by the Land Registry. There must be mutual enforceability of lessee’s covenants.

I have been advised by numerous property agents in Pangbourne to find a solicitor on your site. Is there a financial upside for Estate Agents to market your lawyers over and above another?

We don’t give any referral fee for sending work to this site. We found it would be just too difficult a fee because a client could think, ‘Why is the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.