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Find a Tilehurst Conveyancing Solictior on Your Lender’s Panel

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

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Recently asked questions about conveyancing in Tilehurst

I have 71 years remaining on my lease and require a lease extension for my flat in Tilehurst. Conveyancing solicitors on the Chelsea Building Society panel can deal with such extensions correct?

Most leasehold conveyancing experts should be able to deal with a lease extension. if you are securing a mortgage then your lender may insist that the lease be extended before competition. Chelsea Building Society have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 13/12/2018 the requirements read as follows :

85 years from the date of completion of the mortgage. Please ensure that you explain the implications of a short term lease to the borrower.

What is your number one tip for finding a conveyancing solicitor in Tilehurst

It would be unwise to be tempted by the cheapest Tilehurst conveyancing costs illustration. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

I have today made my last payment due on my mortgage with Skipton. I assume I don't need a Tilehurst conveyancer on the Skipton panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Skipton 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 Skipton mortgage from the register. Skipton, 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 Skipton has sent the Land Registry the discharge electronically, and
  3. Skipton has instructed the Land Registry to do so
The Land Registry will send you a letter confirming that your Skipton mortgage has been paid off.

After what feels like an age I have had an offer on a maisonette in Tilehurst accepted, the owners do nevertheless have a connected purchase. The owners have put an offer on somewhere, however it’s not been accepted yet, and are looking at other apartments in the pipeline. I have chosen a local conveyancing solicitor in Tilehurst. What should be my next step? At what stage do I apply for the mortgage with Santander?

It is normal to have apprehensions where there is a chain as you are unlikely to want to incur costs prematurely (home loan application is in the region of one thousand pounds, then valuation, Tilehurst conveyancing search fees, etc). First, you should check that your solicitor is on the Santander approved list. Concerning the next phase this very much dictated by the specifics of your transaction, attraction to this property and on the state of the market. In a buoyant market many home buyers will apply for the mortgage with Santander and arrange for the valuation and only if it comes back ok would they pay their property lawyer to move forward with searches.

I used Arc property Solicitors several years past for my conveyancing in Tilehurst. Now, I need my files but the law firm has closed. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Tilehurst of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I've recently found out that there is a flying freehold element on a house I have offered on a fortnight ago in what was supposed to be a quick, no chain conveyancing. Tilehurst is the location of the property. What do you suggest?

Flying freeholds in Tilehurst are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Tilehurst you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Tilehurst may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

Do you have any top tips for leasehold conveyancing in Tilehurst with the purpose of speeding up the sale process?

  • Much of the frustration in leasehold conveyancing in Tilehurst can be avoided if you get in touch lawyers as soon as you market your property and request that they start to collate the leasehold documentation which will be required by the purchasers’ representatives.
  • Many freeholders or managing agents in Tilehurst charge for supplying management packs for a leasehold home. You or your lawyers should discover the fee that they propose to charge. The management information sought as soon as you have a buyer, thus reducing delays. The average time it takes to obtain the necessary information is three weeks. It is the most frequent reason for frustration in leasehold conveyancing in Tilehurst. If you have had conflict with your freeholder or managing agents it is essential that these are resolved prior to the flat being marketed. The purchasers and their solicitors will be reluctant to purchase a property where there is an ongoing dispute. You will have to accept that you will have to discharge any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the purchasers, but it is better to present the dispute as historic as opposed to ongoing. If you have the benefit of shareholding in the Management Company, you should ensure that you hold the original share document. Organising a replacement share certificate is often a time consuming formality and frustrates many a Tilehurst home move. If a reissued share is required, you should approach the company officers or managing agents (where relevant) for this as soon as possible.

I purchased a basement flat in Tilehurst, conveyancing having been completed half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Tilehurst with over 90 years remaining are worth £216,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease comes to an end on 21st October 2088

You have 70 years remaining on your lease we estimate the premium for your lease extension to be between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.

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Find out more about how flying freehold can affect your the value of a property.