Can you vouch for a Norwich and Peterborough Building Society approved Theale conveyancing solicitor who can have us moved in within under 3 weeks? Am I best advised to unstruct a high street Theale practice or a web based conveyancer?

We can recommend some very good Theale conveyancing firms. Another option is to visit the high street in Theale. Visit some well established law practices and request to speak with a conveyancing solicitor for a fee estimate. Explain your time frames together with your reasons and ask for an assurance on speed. Choose the one that genuine.

Is there a reason why leasehold purchase conveyancing in Theale costs more?

Theale leasehold properties involve far more paperwork than a freehold purchase, and therefore takes more time to examine and advise upon.Conveyancing will involve the lease having to be checked which is usually a lengthy document, queries raised to ensure that the covenants and conditions have been observed. If it is a flat there will be a management company in existence and the accounts of this will need to be checked and enquiries raised to ensure it is operating efficiently and that all monies due have been paid by the Seller to the company and if not ensuring that money is paid up to date or the appropriate undertakings obtained.

we are a couple who are hoping to buy a newbuild apartment in Theale with a homeloan from Virgin Money.We like our Theale conveyancing solicitor but Virgin Money advised that her practice is not listed on their "panel". We have to appoint a Virgin Money panel solicitor or keep our high street solicitor and pay for one of their panel ones to represent them. This seems very unfair; is there anything we can do?

Unfortunately,no. The loan issued to you is subject to its various provisions, one of which will be that solicitors must be on the Virgin Money conveyancing panel. Until recently, most lenders had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Virgin Money

We had appointed conveyancing lawyers located in Theale on the Clydesdale solicitor approved list. They have just invoiced me a further fee for dealing with the Clydesdale mortgage. Is this an additional conveyancing fee specified by Clydesdale?

As unfair as it may appear, as long as it’s in their Terms of Engagement or Quote then yes your conveyancing practitioner can levy a fee for this. This fee is not set by Clydesdale but by your Theale conveyancer. Plenty of firms on the Clydesdale panel will levy an ‘acting for lender’ fee but plenty of firms include it on their overall fee.

Last month we had a mortgage agreed in principle with Co-operative. Theale conveyancing solicitors were selected. What is the average time that one could expect to receive a mortgage offer from Co-operative?

There is no definitive answer here. Have Co-operative done the valuation? Have you advised Co-operative as to your lawyers' details and checked that your lawyers are on the Co-operative conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

Santander have agreed my home loan in principle, my bid on a flat in Theale has been accepted, what are the next steps?

The estate agent will need to be advised as to your lawyer's details (make sure the solicitors are on the lender’s panel). Telephone Santander or your broker and finalise any appropriate forms. Santander will appoint a valuer who will get in touch with the selling agent or owners to arrange an appointment. Once conducted (assuming no problems) it takes approximately ten days for the mortgage offer to be issued. Santander will issue the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Theale.

About to purchase a new build apartment in Theale. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Theale

Please supply a car parking plan. There must be mutual enforceability of lessee’s covenants. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Forfeiture - bankruptcy or liquidation must not apply under this provision.