My bank has suggested solicitors on their panel based in Earley but I would rather instruct a conveyancing lawyer in Earley or nearer to where I live. Can you help?

It is by no means the case that all Earley conveyancing firms are on all banks conveyancing panel. Do make the most of the above find an approved solicitor tool to find a Earley conveyancing solicitor on the on the mortgage company panel.

is it true that all Earley conveyancing solicitors on the Clydesdale conveyancing panel are regulated by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the Clydesdale conveyancing panel they would need to be regulated by the SRA. Many banks do list licenced conveyancers on their panel in which case such organisation would be overseen by the CLC.

I am selling my apartment. I had a double glazing fitted in June 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Santander are being difficult. The Earley solicitor who is on the Santander conveyancing panel is saying indemnity insurance will be fine but Santander are requiring a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?

It is probably the case that Santander have referred the matter to their valuer. The reason why Santander 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.

I was told four weeks ago that my mortgage has been agreed to by RBS. Is it usual for RBS to only issue the offer once my solicitor in Earley is approved on their conveyancing panel? RBS have asked my solicitor to see a copy of their PI Insurance.

Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for RBS to deal with your lawyer's application to be on the RBS conveyancing panel. There's no guarantee that your solicitor will be accepted.

Will my lawyer be asking questions regarding flooding as part of the conveyancing in Earley.

Flooding is a growing risk for lawyers carrying out conveyancing in Earley. Some people will buy a house in Earley, completely aware that at some time, it may suffer from flooding. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or dispose of the property. There are steps that can be taken during the course of a house purchase to forewarn the buyer.

Solicitors are not qualified to offer advice on flood risk, but there are a various checks that can be undertaken by the buyer or by their conveyancers which can figure out the risks in Earley. The standard completed inquiry forms sent to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the owner to find out whether the property has historically flooded. In the event that the premises has been flooded in past which is not notified by the vendor, then a purchaser could bring a claim for damages as a result of such an inaccurate answer. The purchaser’s solicitors should also conduct an environmental search. This will higlight whether there is any known flood risk. If so, more detailed investigations will need to be made.

I have been on the look out for a ground for flat up to £245,000 and identified one near me in Earley I like with amenity areas and station nearby, the downside is that it only has 49 years unexpired on the lease. I can't really find anything else in Earley for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?

Should you need a mortgage the shortness of the lease will likely be problematic. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least twenty four months you may request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this.

I've found a house that appears to be perfect, at a great figure which is making it more attractive. I have since discovered that the title is leasehold rather than freehold. I am assuming that there are particular concerns buying a house with a leasehold title in Earley. Conveyancing solicitors have are about to be appointed. Will they explain the issues?

Most houses in Earley are freehold and not leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can assist with the conveyancing process. We note that you are purchasing in Earley so you should seriously consider shopping around for a Earley conveyancing practitioner and check that they have experience in advising on leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a lessee you will not be at liberty to do whatever you want with the house. The lease will likely included provisions such as requiring the freeholder’spermission to conduct changes to the property. It may be necessary to pay a service charge towards the upkeep of the estate where the property is part of an estate. Your lawyer should advise you fully on all the issues.

Leasehold Conveyancing in Earley - Examples of Questions you should ask Prior to buying

How many of the leaseholders are in arrears for their maintenance charge payments? Is there a share of the freehold? In the main the outlay for major works tend not to be included within service charges, although some managing agents in Earley require leaseholders to pay into a reserve fund created for the specific intention of establishing a fund for major repairs or maintenance.