Am I correct in assuming that the fact that my solicitor in Shinfield and Arborfield is not identified on my lender's solicitor panel that there is a problem with the standard of her conveyancing?
It would not be wise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Shinfield and Arborfield conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
We were just about to exchange contracts for a leasehold flat in Shinfield and Arborfield. We have hit a problem. The loan offer with Halifax expires on 16/3/2026 but the sellers are suggesting a completion date of 18/3/2026. Is it possible to extend the loan expiry date?
The best person to deal with your question is your lawyer who is in a position to assess if he or she is should be discussing with the mortgage broker, vendor’s conveyancers, selling agents or possibly all three given the circumstances your conveyancing to date.
Completion of my purchase has taken place for my property in Shinfield and Arborfield. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
Intending to buy a house in Shinfield and Arborfield. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Virgin Money conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Shinfield and Arborfield conveyancer is on the Virgin Money conveyancing panel.
After what seems like an age I have had an offer on a flat in Shinfield and Arborfield accepted, but there is a chain. The sellers have put an offer on a flat, however it’s not been accepted yet, and are looking at other properties booked. I have instructed a nearby conveyancing solicitor in Shinfield and Arborfield. What should be my next step? At what stage do I apply for the mortgage with Virgin Money?
It is understandable to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is in the region of one thousand pounds, then survey, Shinfield and Arborfield conveyancing search fees, etc). First, you should check that your lawyer is on the Virgin Money conveyancing panel. As to the next phase this very much depends on the uniqueness of your transaction, attraction to this property and on the state of the market. In a hot market the majority of buyers would apply for the mortgage with Virgin Money and pay for the valuation and only if it comes back ok would they ask their conveyancing practitioner to move forward with the conveyancing in Shinfield and Arborfield.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Shinfield and Arborfield?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Shinfield and Arborfield. 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…’
How straightforward is it to use your search app to find a conveyancing practitioner in Shinfield and Arborfield on the panel for my bank?
First select a lender such as Yorkshire Building Society, The Mortgage Works or Clydesdale then type in your location e.g. Shinfield and Arborfield. Conveyancing organisations in Shinfield and Arborfield and beyond should be listed.
I am using a search engine for the phrase conveyancing in Shinfield and Arborfield it shows results of many conveyancersin the area. With so much choice what is the best way to find the suitable conveyancing solicitor for me?
The preferential way of finding a suitable conveyancer is via trusted testimonial, so enquire of friends and those you trust who have bought a property in Shinfield and Arborfield or the local estate agent or financial adviser. Costs for conveyancing in Shinfield and Arborfield vary, so it's sensible to secure a minimum of four fee estimates from varying types of solicitors. Be sure to secure confirmation what costs in the quote includes.