My partner and I are hoping to buy a flat in Theale and are in fact using a Theale conveyancing practice. Within the last couple of days our conveyancer has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. Alliance & Leicester have this morning contacted us to inform me that they have now hit a problem as our Theale lawyer is not on their approved list of lawyers. Please explain?

If you are buying a property needing a mortgage it is standard for the purchasers' lawyers to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the bank's conveyancing panel as you are at liberty to use your preferred Theale lawyers, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.

Would the conveyancing lawyers that you recommend execute attended exchange conveyancing in Theale?

There are a few conveyancing specialists who can conduct personalised exchanges. You should call us to secure a conveyancing quote and details as to dates.

Do lenders provide you with an approved list of Theale conveyancing solicitors? How do you know who is on the Clydesdale conveyancing panel?

Theale conveyancing firms themselves provide us confirmation that they are on the Clydesdale conveyancing panel as opposed to being supplied with a list from Clydesdale directly.

Should my conveyancer be making enquiries regarding flooding during the conveyancing in Theale.

Flooding is a growing risk for lawyers dealing with homes in Theale. There are those who purchase a house in Theale, completely expectant that at some time, it may be flooded. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Lawyers are not best placed to impart advice on flood risk, but there are a numerous searches that may be initiated by the purchaser or by their lawyers which will figure out the risks in Theale. The conventional set of property information forms supplied to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual inquiry of the vendor to determine if the premises has historically flooded. In the event that flooding has previously occurred and is not disclosed by the owner, then a buyer could bring a claim for damages stemming from an misleading reply. A buyer’s lawyers may also conduct an environmental search. This should higlight if there is any known flood risk. If so, further investigations should be initiated.

I'm refinancing my current house to a buy to let loan with Alliance & Leicester and I will use the rest of the raised equity as a down payment on a second house. The location we are looking at is Theale. Will your conveyancers be able to act for the two mortgage companies and tie in the transactions?

Make use of our comparison tool on this site to ensure that the conveyancers are approved by both banks. Assuming that they are your conveyancer will be able to tie up the two deals but you should have a chat with you lawyer and make clear your desired outcome and needs.