Find a Shinfield and Arborfield Conveyancing Solictior on Your Lender’s Panel

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

Only LenderPanel.com provides a subset of authorised Shinfield and Arborfield conveyancers for over 130 lenders.

Recently asked questions about conveyancing in Shinfield and Arborfield

I am buying property in Shinfield and Arborfield. My Conveyancer has never been on on the mortgage company solicitor list. Can I still retain my Shinfield and Arborfield conveyancing solicitor notwithstanding that they are not on the mortgage company panel of approved conveyancing solicitors?

You must instruct a property lawyer to complete the legal work required if you take out a mortgage to purchase your home. They will carry out all the appropriate due diligence on the property, make sure that you will be properly registered as the owner and ensure that all the necessary mortgage paperwork is in place. You can instruct a Shinfield and Arborfield solicitor of your choice. Nevertheless, where the lawyer appointed is not a member of the mortgage company solicitor panel additional costs will be incurred as separate legal representation will be required by them. Bank panel applications may be submitted, so where your conveyancer has not historically applied for membership they can do so.

I am acquiring a property without a mortgage in Shinfield and Arborfield. I have resided for the last Seventeen years in Shinfield and Arborfield. Conveyancing searches are exorbitant. As I know the road and vicinity very well should I not bother getting the solicitor to do all the conveyancing searches?

Provided that you do not need a home loan, then almost all of the Shinfield and Arborfield conveyancing searches are at your discretion. Your conveyancer will try and sway you, no-doubt strongly, that you should have searches completed, but she is duty bound to take that path of advice. Do bear in mind; if you are intend to sell the house one day, it will likely be be of importance to your future buyer what the searches contain. There are plenty of instances where houses with no practical issues can still throw up detrimental search results. A good conveyancing solicitor in Shinfield and Arborfield will be able to give you some sensible guidance in this regard.

Is it the case that all Shinfield and Arborfield CQS (Conveyancing Quality Scheme) solicitors are on the Kent Reliance conveyancing panel?

It is true that some banks and building societies now utilise CQS as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of firms.

I am buying a property in Shinfield and Arborfield. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender TSB be concerned?

Given that your lender is TSB your lawyer must follow the conveyancing requirements set out in Section two of UK Finance Lenders’ Handbook for TSB. The CML Handbook includes minimum provisions for solar panel roof-space leases, and property lawyers are required to report to TSB where a lease does not satisfy these requirements. The specifications relate to the installation of panels on properties in England and Wales and is not isolated to Shinfield and Arborfield.

It is not clear whether my mortgage offer requires a lease extension. I have called my Shinfield and Arborfield bank branch on numerous occasions and was told it does not affect the mortgage offer and they will lend. My Shinfield and Arborfield conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they refuse to lend in accordance with their published requirements. I simply don't know who is right.

As long as the property lawyer is on the mortgage company panel, she or he must follow the Council of Mortgage Lenders’ Handbook specifications for the lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.

I have recentlyfound out that Stirling Law have closed. They conducted my conveyancing in Shinfield and Arborfield for a purchase of a leasehold apartment 9 months ago. How can I check that the property is not still registered in the name of the former proprietor?

The quickest way to check if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Shinfield and Arborfield conveyancing specialists.

Due to the input of my in-laws I had a survey completed on a property in Shinfield and Arborfield ahead of retaining lawyers. I have been advised that there is a flying freehold overhang to the property. My surveyor advised that some mortgage companies tend not issue a mortgage on a flying freehold premises.

It depends who your proposed lender is. HSBC has different requirements for example to Nationwide. If you call us we can investigate further via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Shinfield and Arborfield. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Shinfield and Arborfield to see if the conveyancing costs will increase in light of this.

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Find out more about how flying freehold can affect your the value of a property.