I am getting a mortgage with Nat West. I hope to employ the services of a Licensed Conveyancer in Sunninghill. Does the Nat West Solicitor panel include Licensed Conveyancers?

The Nat West conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

When it comes to mortgage companies such as Yorkshire BS, do Sunninghill conveyancing practitioners have to pay an annual charge to be on the conveyancing panel?

We are not aware of any bank fees to be on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.

My husband and I have arranged a further advance on our mortgage from Lloyds as we want to carry out renovations to our home in Sunninghill. Are we obliged to choose a nearby Sunninghill solicitor on the Lloyds conveyancing panel to deal with the paperwork?

Lloyds do not ordinarily require firms on their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Lloyds conveyancing panel.

I am expecting a DIP from Coventry BS this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Coventry BS recommend any Sunninghill solicitors on the Coventry BS conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Sunninghill solicitors independently although you'll need to choose one on the Coventry BS conveyancing panel. The solicitor represents both you and Coventry BS through the process.

How does conveyancing in Sunninghill differ for newly converted properties?

Most buyers of new build residence in Sunninghill come to us having been asked by the developer to sign contracts and commit to the purchase even before the property is finished. This is because developers in Sunninghill tend to acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Sunninghill or who has acted in the same development.

Do I need to be suspicious that brokers that I am dealing with are encouraging me to use an internet conveyancing firm rather than a High Street Sunninghill conveyancing company?

As with many professional services, often suggestions from family and friends can be very helpful. But there are numerous players in a conveyancing matter; estate agents, financial adviser and banks might all put forward solicitors to instruct. On occasion these solicitors might be known to one of the organisations as one of the best in their field, but occasionally there may be a commercial relationship behind the endorsement. You have the right to appoint your preferred conveyancer. You need to be aware that the majority of banks operate an approved list of lawyers you are obliged to use for the mortgage related work in your conveyancing.

I've recently bought a leasehold property in Sunninghill. Am I liable to pay service charges relating to a period prior to completion of my purchase?

In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Leasehold Conveyancing in Sunninghill - Examples of Questions you should ask Prior to buying

Does the lease have onerous restrictions? Who is in charge of the block?