I plan on acquiring residence in Virginia Water. My property lawyer is not on the lender conveyancing panel. Am I still permitted to retain my Virginia Water conveyancing solicitor notwithstanding that they are not on the bank panel of approved conveyancing solicitors?

One must instruct a conveyancing practitioner to deal with the legal work required when you need a mortgage to purchase your home. The conveyancing practitioner will carry out all the relevant due diligence on the property, ensuring that you will be registered as proprietor and ensure that all the required mortgage documentation is dealt with. One may instruct a Virginia Water conveyancer of your choosing. However, if the conveyancer appointed is not a member of the bank approved list supplemental fees will arise as separate legal representation will be required by them. Lender panel applications can be submitted, so where your solicitor has not previously sought membership they should take the chance to apply.

Having sold my house in Virginia Water last May yet the purchaser is calling every few hours to moan that his solicitor is waiting to hear from mine. What should my lawyer have done now that I have sold?

Following your disposal your solicitor should send the transfer deeds and all additional paperwork to the buyer’s lawyers. Depending on the transaction, your lawyer should also send confirmation that the mortgage has been redeemed to the purchasers conveyancers. There are no post completion procedures specific conveyancing in Virginia Water.

I have been referred to a conveyancing solicitor in Virginia Water. I need to find out whether they are on the Clydesdale conveyancing panel. Could you advise?

The first thing to do is call your solicitor and ask them if they can act for the lender. Alternatively you should get in touch with Clydesdale who may be able to assist.

I just acquired a house at auction in Virginia Water. Conveyancing is required. What is next?

Now that you have legally committed yourself to purchase you now have to choose a conveyancing solicitor soon as you are faced with a tight a fixed date to complete the purchase. Every auction property should have an associated legal pack. This should include most,if not all of the paperwork that your solicitor requires. Where you are dealing with leasehold property the legal papers should contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation specific to a leasehold property. You should pass this on to your appointed conveyancing solicitor as soon as possible. Do make sure that that you have the requisite funding in place to complete on the on the contractual date .

I have paid off my mortgage with Coventry BS. I assume I don't need a Virginia Water conveyancer on the Coventry BS panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Coventry BS 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 Coventry BS mortgage from the register. Coventry BS, 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 Coventry BS has sent the Land Registry the discharge electronically, and
3. Coventry BS has instructed the Land Registry to do so

My offer on a property in Virginia Water has been agreed to, the sellers do nevertheless have a dependent purchase. The sellers have placed an offer on somewhere, however it’s not yet agreed to, and are looking at other properties in the pipeline. I have instructed a high street conveyancing solicitor in Virginia Water. What do I do now? When do I get the mortgage application with Principality going?

It is normal to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is in the region of one thousand pounds, then survey, Virginia Water conveyancing search fees, etc). First, you should ensure that your conveyancing practitioner is on the Principality approved list. As to the next phase this very much depends on the uniqueness of your case, attraction to this property and on the state of the market. In a rising market some purchasers will apply for a home loan with Principality and arrange for the valuation and only if it was satisfactory would they pay their conveyancer to press on with searches.

To what extent are Virginia Water conveyancing solicitors duty bound by the Law Society to issue transparent conveyancing costs?

Contained within the Solicitors Code of Conduct are specific rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their charges to clients.The Law Society have a practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not to be interpreted as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, however, represent the Law Society’s view of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Virginia Water or further afield.