I am nearing exchange of contracts for my flat in Caversham and the EA has just telephoned to say that the buyers are appointing a new solicitor. I am told that this is due to the fact that the mortgage company will only engage with solicitors on their conveyancing panel. Why would a big named lender only deal with certain solicitors rather the firm that they want to appoint to handle their conveyancing in Caversham ?
UK lenders have always had panels of law firms that can represent them, but in the last few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for decades.
Lenders point to the increase in fraud as the reason for the reduction – criteria have been tightened as a smaller panel is easier to oversee. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any sway in the decision.
My wife and I are about to exchange buying a house in Caversham but as a consequence of wreckage from the recent storms I have managed to agree recompense from the seller of £3k in the form of a deduction in the price. I had intended this to be addressed as part of amending the contract but RBS will not agree to this. Why were they approached?
Your solicitor being on a RBS approved list is obliged to disclose to RBS of any changes to the purchase price. If you prohibit your conveyancer to report the price change to RBS then they would have to discontinue acting for you. In addition, RBS and you would have to appoint a new conveyancing practitioner for your conveyancing in Caversham.
My bid for a property was accepted at auction in Caversham. Conveyancing is necessary. What are my next steps?
Given that you are now exchanged you will need to appoint a conveyancing lawyer quickly as you now have a tight deadline in which to complete the deal. All auction property will have a corresponding auction set of papers. This should include evidence of title and search results. If you have purchased leasehold premises the legal papers may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork specific to a leasehold property. You must give this to the conveyancer instructed by you at the earliest opportunity. You also need to ensure that you have funds in place to complete on the on the contractual date .
I am the single recipient of my late father’s estate with all property in now in my sole name, including the house in Caversham. The Caversham property was put into my name in August. I want to move. I do know about the Mortgage Lenders six month 'rule', meaning my proprietorship could be regarded the same way as though I had purchased the property in August. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be caught by that. How sensible a view banks take of it, depend on the mortgage company as this provision primarily exists to identify subsales or the quick reselling of property.
My offer was accepted on a house in Caversham on 27/7/2026, valuation was booked 3 days later, all came back fine. Conveyancer instructed, so all that was missing was my mortgage offer. Having made daily calls to Coventry BS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Coventry BS conveyancing panel. Are Coventry BS entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Coventry BS to deal with your lawyer's application to be on the Coventry BS conveyancing panel. There's no guarantee that your solicitor will be accepted.
How does conveyancing in Caversham differ for newly converted properties?
Most buyers of new build premises in Caversham come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is built. This is because new home sellers in Caversham tend to purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Caversham or who has acted in the same development.
Given that I will soon part with over three hundred thousand on a house in Caversham I would like to have a conversation with the solicitor regarding thetransaction before instructing the firm. Can this be arranged?
We could not agree more - it is our preference to talk to you we do not take any clients on without you liaising with the solicitor who will be carrying out your property ownership legalities in Caversham.There is no ‘factory style conveyancing’ - each client is an important person, not a file number. The solicitors that we put you in touch with believe that the figure you are provided with for residential conveyancing in Caversham should be the amount on the final invoice that you end up paying.
Am I best advised to go with a Caversham conveyancing practitioner in close proximity to the house I am buying? An old friend can conduct the legal work but they are based 300kilometers away.
The primary upside of using a local Caversham conveyancing firm is that you can visit the firm to sign documents, deliver your ID and pester them where appropriate. Having local Caversham know how is a benefit. That being said nothing is more important than finding someone that will do a good and efficient job. If other friends have instructed your friend and they were content that should outweigh using an unknown Caversham conveyancing solicitor just because they are based in the area.