Am I correct in assuming that the fact that my solicitor in Pangbourne is not listed on my mortgage company's conveyancing panel that there is a problem with the quality of her conveyancing?

It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the Pangbourne conveyancing firm and ask them why they are no longer on the approved list for your lender.

What is the first thing I need to know concerning purchase conveyancing in Pangbourne?

You may not hear this from too many lawyers but conveyancing in Pangbourne and elsewhere in Berkshire is often a confrontational experience. Put another way, when it comes to conveyancing there exists plenty of opportunity for friction between you and others involved in the legal transfer of property. For instance, the vendor, selling agent and sometimes a bank. Selecting a law firm for your conveyancing in Pangbourne is a critical decision as your conveyancer is your adviser, and is the SOLE person in the process whose responsibility is to protect your best interests and to protect you.

Sometimes a potential adversary may try and convince you that you should follow their advice. For instance, the selling agent may claim to be helping by suggesting your lawyer is wrong. Or your mortgage broker may try to convince you to do something that is against your solicitors guidance. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

What is the optimum way to find out if the solicitor conducting my conveyancing in Pangbourne is on the lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Virgin Money thus spending £187.00 plus VAT in another set of legal charges.

Please do make the most of the find a conveyancing panel solicitor tool on this page. Please choose the lender and type ‘Pangbourne’ or your location and you will discover numerous solicitors based in Pangbourne or by proximity to you.

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what should have been a straight forward, chain free conveyancing. Pangbourne is where the house is located. What do you suggest?

Flying freeholds in Pangbourne are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Pangbourne you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Pangbourne may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

What are the common problems that you witness in leases for Pangbourne properties?

Leasehold conveyancing in Pangbourne is not unique. All leases are unique and legal mistakes in the legal wording can result in certain sections are missing. For example, if your lease is missing any of the following, it could be defective:

Repairing obligations to or maintain parts of the building Service charge per centages that don't add up correctly leaving a shortfall

You will encounter a problem when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Yorkshire Building Society, The Mortgage Works, and Platform Home Loans Ltd all have express conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to provide security, forcing the buyer to pull out.

Pangbourne Conveyancing for Leasehold Flats - Sample of Questions you should consider before buying

Be sure to investigate if there is anything that is prohibited in the lease. For example plenty of leases prohibit pets being permitted in certain buildings in Pangbourne. If you love the flatin Pangbourne but your cat can’t make the move with you then you will be faced difficult decision. The majority of Pangbourne leasehold flats will have a service charge for maintenance of the block set by the landlord. Where you acquire the flat you will have to pay this liability, normally in instalments accross the year. This may be anything from a few hundred pounds to thousands of pounds for buildings with lifts and large common areas. In all likelihood there will be a ground rent to be met annual, ordinarily this is not a significant sum, say about £25-£75 but you need to enquire it because sometimes it could be surprisingly expensive. Does the lease have in excess of 90 years unexpired?