I have paid off my mortgage with TSB. I assume I don't need a Shinfield and Arborfield conveyancing practitioner on the TSB panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your TSB mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the TSB mortgage from the register. TSB, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where TSB has sent the Land Registry the discharge electronically, and
3. TSB has instructed the Land Registry to do so

I currently have a mortgage with RBS for my property in Shinfield and Arborfield. Conveyancing was finalised some time ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform RBS?

RBS must be informed of your intention prior to renting your property as this is likely to be a breach of RBS’s mortgage conditions. It may be that RBS will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact RBS directly. You need not do this via a RBS conveyancing panel lawyer.

After much negotiation I have agreed a price on a house in Shinfield and Arborfield. My mortgage broker recommended their conveyancers. I paid an advanced payment of £175. A couple of days later, the conveyancer called me sheepishly admitting that they were not on the TSB conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the TSB panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Do commercial conveyancing searches reveal impending roadworks that could affect a commercial land in Shinfield and Arborfield?

Many commercial conveyancing solicitors in Shinfield and Arborfield will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in Shinfield and Arborfield. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Shinfield and Arborfield.

For every commercial conveyancing transaction in Shinfield and Arborfield it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could cause delays to Shinfield and Arborfield commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Shinfield and Arborfield.

I decided to have a survey carried out on a house in Shinfield and Arborfield prior to instructing conveyancers. I have been advised that there is a flying freehold element to the property. The surveyor advised that some banks will refuse to issue a mortgage on this type of home.

It varies from the lender to lender. HSBC has different instructions from Nationwide. If you contact us we can look into this further via the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Shinfield and Arborfield. Conveyancing may be slightly more expensive based on your lender's requirements.

My husband and I are FTB’s - agreed a price, but the estate agent has warned us that the vendor will only go ahead if we appoint their preferred solicitors as they want an ‘expedited deal’. We would rather use a high street conveyancer accustomed to conveyancing in Shinfield and Arborfield

We suspect that the owner is not behind this ultimatum. If they require ‘a quick sale', turning down a genuine buyer is is going to put the whole deal at risk. Bypass the agents and go straight to the sellers and make sure they understand (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)however you will continue to appoint your preferred Shinfield and Arborfield conveyancing solicitors - as opposed tothose that will provide the estate agent a referral fee or achieve conveyancing targets demanded by HQ.

I have been looking for Shinfield and Arborfield online conveyancing estimates. Can I be sure that all the Shinfield and Arborfield practices that are listed on your directory are on the lender conveyancing panel?

The solicitor and licensed conveyancing practices listed on our site have advised us that they are on the bank panel and agreed to advise us to take down their listing in the event of removal off of the lender panel. To date we have not been informed by either a bank or a member of the public that the data about a specific Shinfield and Arborfield conveyancing solicitor being on the lender conveyancing panel is not accurate.