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Conveyancing in Shinfield : Keep it Local

Main reasons to let us assist you find a high street conveyancing solicitor in Shinfield

  • 1 Property lawyer conveyancing lawyers have very good personal links with Shinfield estate agents and work very closely with them and local surveyors so as to ensure transactions proceed expeditiously.
  • 2 We are the UKs largest residential conveyancing directory service identifying lender approved law firms conducting conveyancing in Shinfield governed by the SRA or CLC.
  • 3 Low cost packages from online conveyancers might seem attractive. However, these companies are often located hundreds of kilometers away with limited understanding of the factors that impact property transactions in Shinfield
  • 4 Shinfield conveyancers work in partnership with Shinfield estate agents, house builders, surveyors, lenders and other professionals to make sure that a quality service is offered to buyers and sellers every step of the way, offering all the advice and support you require
  • 5 Retaining the services of a local Solicitor usually results in a more bespoke service. Sometimes when dealing with a large conveyancing firm, you tend to be looked after by a team of people who who progress matters by determining whether the ‘computers says no’.

Examples of recent conveyancing in Shinfield since February 2022*

Recently asked questions about conveyancing in Shinfield

Me and my partner are purchasing a flat in Shinfield. It might be a silly question but how we can trust a conveyancer? At some point we have to send our life savings into their account. What protection do we have from them run away with our deposit?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I am purchasing a victorian detached house in Shinfield. We would like to carry out a loft conversion at the house.Will legal due diligence on the property include enquiries to see if these alterations are allowed?

Your property lawyer will check the registered title as conveyancing in Shinfield will occasionally reveal restrictions in the title deeds which restrict certain alterations or need the permission of a 3rd party. Some additions call for local authority planning consent and approval in compliance with building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor before you commit yourself to a purchase.

My partner and I have organised a further advance on our home loan from Kent Reliance as we intend to conduct renovations to our home in Shinfield. Are we obliged to choose a nearby Shinfield solicitor on the Kent Reliance conveyancing panel to handle the paperwork?

Kent Reliance don't usually require a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Kent Reliance list.

What can a local search reveal regarding the house we're purchasing in Shinfield?

Shinfield conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search organisations for instance Searches UK The local search is essential in every Shinfield conveyancing purchase; that is if you wish to avoid any unpleasant once you have moved into your property. The search should reveal data on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic headings.

I own a terraced Georgian property in Shinfield. Conveyancing practitioner acted for me and Bank of Scotland. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, the second leasehold under the matching address. If a house is not a freehold shouldn't I have been informed?

You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Shinfield and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the position with the conveyancing practitioner who conducted the purchase.

How does conveyancing in Shinfield differ for new build properties?

Most buyers of new build property in Shinfield approach us having been asked by the builder to exchange contracts and commit to the purchase even before the property is finished. This is because developers in Shinfield typically purchase the land, 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 conveyancers 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 accustomed to new build conveyancing in Shinfield or who has acted in the same development.

Due to the encouragement of my in-laws I had a survey completed on a property in Shinfield in advance of retaining solicitors. I have been told that there is a flying freehold element to the property. Our surveyor advised that some mortgage companies will not grant a mortgage on such a house.

It depends who your proposed lender is. Santander has different instructions for example to Halifax. Should you wish to telephone us we can investigate further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Shinfield. Conveyancing may be slightly more expensive based on your lender's requirements.

I am tempted by the attractive purchase price for a couple of maisonettes in Shinfield both have approximately fifty years unexpired on the leases. Do I need to be concerned?

There are no two ways about it. A leasehold flat in Shinfield is a wasting asset as a result of the reducing lease term. The closer the lease gets to zero years unexpired, the more it adversely affects the salability of the premises. The majority of purchasers and banks, leases with less than eighty years become less and less marketable. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a residence with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Shinfield conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

Shinfield Conveyancing for Leasehold Flats - Examples of Questions you should ask Prior to buying

    For most Shinfield leaseholds the cost for major works are not built into the service charges, albeit that there some managing agents in Shinfield obliged leasehold owners to contribute towards a reserve fund created for the specific purpose of building a fund for larger works. The majority of Shinfield leasehold apartments will have a service bill for the upkeep of the building levied on behalf of the freeholder. Should you acquire the property you will have to pay this contribution, usually periodically throughout the year. This can vary from two or three hundred pounds to thousands of pounds for bigger purpose-built buildings. There will also be a rentcharge for you to pay yearly, this is usually not a large figure, say about £50-£100 but you should to enquire it because sometimes it could be surprisingly expensive. Its a good idea to discover as much as possible about the company managing the building as they can either make living at the property much simpler or problematic. As the owner of a leasehold property you are frequently in the clutches of the managing agents both financially and when it comes to daily issues such as the cleanliness of the communal areas. Ask other tenants what they think of their service. Finally, find out the dates that you are obliged pay the maintenance charge to the relevant party and specifically what it includes.

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Sample of conveyancing solicitors in Shinfield regulated by the SRA

It is important to note that the listed firms do not limit their work for conveyancing in Shinfield but also conveyancing throughout England and Wales.

  • Lesley A Clay Solicitor, Wayside Cottage, The Slade, Bucklebury, Reading, Berkshire, RG7 6TE
  • Richard Wilson Solicitors Limited, Cymbal House, High Street, Goring-on-Thames, Reading, Berkshire, RG8 9AU
  • John L Banky Solicitors, 18a High Street, Theale, Reading, Berkshire, RG7 5AN

Residential Landlord and Tenant Conveyancing solicitors in Shinfield

The firms listed below are a small selection of solicitors in Shinfield with expertise in landlord and tenant law and on the regulations governing different types of tenancies. This could include advice on wrongful eviction

  • Lesley A Clay Solicitor, Wayside Cottage, The Slade, Bucklebury, Reading, Berkshire, RG7 6TE
  • Richard Wilson Solicitors Limited, Cymbal House, High Street, Goring-on-Thames, Reading, Berkshire, RG8 9AU
  • John L Banky Solicitors, 18a High Street, Theale, Reading, Berkshire, RG7 5AN

Commercial Conveyancing solicitors in Shinfield regulated by the SRA

The list below is a non-comprehensive list of solicitors in Shinfield practicing in commercial conveyancing in Shinfield. This will likely include advice on re-mortgaging commercial property
  • Richard Wilson Solicitors Limited, Cymbal House, High Street, Goring-on-Thames, Reading, Berkshire, RG8 9AU
  • John L Banky Solicitors, 18a High Street, Theale, Reading, Berkshire, RG7 5AN

Neighboring Locations

Goring
Thatcham
Shinfield
Binfield
Cookham
Finchampstead
Reading

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.