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Find a Theale Conveyancing Solictior on Your Lender’s Panel

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

Only LenderPanel.com provides a subset of authorised Theale conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Theale

I am need of leasehold conveyancing for an apartment in a fairly new development (6 years old) in Theale. Almost all the properties are already disposed of. Is it really necessary to order local searches as part of conveyancing in Theale?

You are opening yourself up to an unnecessary risk in refusing to carrying out Theale conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal necessity to have them, but we would strongly advise in no uncertain terms that your conveyancer conducts them. If timings and expenses are top of your issues you should consider with your lawyer about the possibility of search insurance

We're in Theale, FTBs buying with a mortgage (lender is Aldermore , and our solicitor is on the Aldermore conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Aldermore conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

Am I right to be wary that estate agents that I am dealing with are encouraging me to use an internet conveyancing firm rather than a High Street Theale conveyancing company?

As with lots of service providers, often recommendations from relatives can be very helpful. But there are lots of players in a conveyancing deal; estate agents, mortgage brokers and mortgage companies may suggest solicitors to choose. On occasion the solicitors might be known to one of the organisations as one of the best in their field, but sometimes there behind the scenes financial incentive behind the endorsement. You are at liberty to appoint your own lawyer. You need to be aware that the majority of lenders specify a panel list of lawyers you have to use for the lender aspect of your conveyancing.

I am looking at a two apartments in Theale both have in the region of forty five years unexpired on the leases. Should I regard a short lease as a deal breaker?

There are plenty of short leases in Theale. The lease is a legal document that entitles you to use the property for a period of time. As a lease gets shorter the value of the lease reduces and results in it becoming more expensive to acquire a lease extension. For this reason it is often a good idea to extend the lease term. Sometimes it is difficult to sell a property with a short lease because mortgage lenders less inclined to grant a loan on such properties. Lease enfranchisement can be a protracted process. We advise that you seek professional help from a conveyancer and surveyor with experience in this arena.

Theale Conveyancing for Leasehold Flats - Examples of Questions you should consider before buying

    Is there a share of the freehold? If a Theale lease has less than 80 years it will impact the value of the flat. Check with your mortgage company that they are willing to to proceed given the lease term. A short lease means that you will probably have to extend the lease sooner rather than later and you need to have some idea of how much this will be. Remember, in most cases you will need to own the residence for two years in order to be eligible to exercise a lease extension. The answer will be useful as a) areas may result in problems in the building as the common areas may begin to deteriorate if maintenance are not paid for b) if the leaseholders have an issue with the running of the building you will wish to have complete disclosure

The solicitors undertaking our conveyancing in Theale has sent papers to review that state the property is unregistered with epitome documents. How can it be that the property not registred at HM Land Regsitry?

Although most properties in Theale are now registered with the Land Registry there are still a few that are unregistered. Any property in Theale that has been remortgaged since the late 1980’s will have been registered at the HM Land Registry under the compulsory ‘first registration’ scheme. However, if a Theale property has not changed hands in that time then it’s likely the old fashioned title deeds will be the only evidence of ownership.Many Theale conveyancing solicitors should be capable of dealing with such matters but if any uncertainty exists the conventional guidance these days is for the seller’s conveyancer to undertake the registration formalities first and then deal with the dispose of the property to the purchaser - this can though naturally result in a drawn-out transaction.

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