My lawyer in Tilehurst is not listed on the HSBC Bank Solicitor Panel. Is it possible for me to continue with my family solicitor notwithstanding that they are not on the HSBC Bank approved list?

Your options are as follows:

1. Complete the purchase with your preferred Tilehurst lawyers but HSBC Bank will need to instruct a lawyer on their panel. This will result in additional overall legal charges and result in frustration.
2. Choose an alternative practitioner to act in the conveyancing, remembering to check they are Convince your conveyancer to use their best endeavours to join the HSBC Bank conveyancing panel

My bid for a property was accepted at auction in Tilehurst. Conveyancing is required. What are my next steps?

Having legally bound yourself to purchase you now have to find a conveyancing practitioner as a matter of urgency as you are faced with a pending a fixed date to complete the deal. Every auction property will ordinarily have a bespoke legal pack. This should include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold premises the auction pack should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation relating to leasehold premises. You need to pass this on to your appointed conveyancing solicitor as soon as possible. You also need to ensure that you have funds in place to complete on the on the contractual date .

We had chosen solicitors locally in Tilehurst on the Principality solicitor panel. They have just invoiced me a separate fee for the legal aspects of the Principality mortgage. Is this a supplemental conveyancing fee specified by Principality?

As unfair as it may seem, as long as it’s in their Terms and Conditions or estimate then yes your conveyancer may levy a fee for this. The fee is not dictated by Principality but by your Tilehurst conveyancer. Plenty of firms on the Principality panel will charge ’dealing with mortgage’ fee but plenty of firms include it on their overall fee.

I am due to exchange contracts on my house. I had a double glazing fitted in December 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Coventry BS are being pedantic. The Tilehurst solicitor who is on the Coventry BS conveyancing panel is recommending indemnity insurance as a solution but Coventry BS are requiring a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?

It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Are there restrictive covenants that are commonly picked up as part of conveyancing in Tilehurst?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Tilehurst. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

Yesterday I discovered that there is a flying freehold element on a house I have offered on two weeks back in what should have been a straight forward, chain free conveyancing. Tilehurst is the location of the property. Can you offer any advice?

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 very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Tilehurst may ascertain 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 residence.

Do you have any advice for leasehold conveyancing in Tilehurst from the perspective of expediting the sale process?

• Much of the delay in leasehold conveyancing in Tilehurst can be avoided if you get in touch lawyers the minute you market your property and ask them to collate the leasehold documentation needed by the purchasers’ lawyers.
If you have had any disputes with your freeholder or managing agents it is very important that these are settled before the property is marketed. The purchasers and their solicitors will be reluctant to purchase a property where there is a current dispute. You may need to swallow your pride and discharge any arrears of service charge or resolve 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 are still duty bound to disclose details of the dispute to the purchasers, but it is better to present the dispute as over as opposed to unresolved. Many freeholders or Management Companies in Tilehurst charge for providing management packs for a leasehold home. You or your lawyers should discover the fee that they propose to charge. The management pack sought on or before finding a buyer, thus accelerating the process. The typical amount of time it takes to receive management information is three weeks. It is the most common reason for frustration in leasehold conveyancing in Tilehurst. If you have carried out any alterations to the premises would they have required Landlord’s permission? In particular have you laid down wooden flooring? Tilehurst leases often stipulate that internal structural changes or addition of wooden flooring require a licence issued by the Landlord consenting to such works. Should you dont have the consents to hand do not contact the landlord without checking with your lawyer before hand. You believe that you know the number of years left on your lease but it would be advisable verify this by asking your lawyers. A purchaser's conveyancer will not be happy to advise their client to to exchange contracts if the lease term is less than 75 years. In the circumstances it is essential at an as soon as possible that you identify whether the lease for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale.

Tilehurst Conveyancing for Leasehold Flats - Sample of Questions you should consider before Purchasing

Is anyone aware of any major works anticipated that will likely add a premium to the maintenance charges? How is the lease structured? Who is in charge of the block?