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Conveyancing in Tilehurst : Keep it Local

Logical reasons to let us help you find a local conveyancing solicitor in Tilehurst

  • 1 Personal touch and a wealth of expertise are key benefits that you should look for when choosing conveyancing solicitors. Tilehurst conveyancing can become a lot more complicated as a result of lack of transparency between all the parties. The lawyers we work with endeavour to make sure that the lines of communication are open and act on arising issues and developments quickly.
  • 2 The hallmark of our conveyancing solicitors in Tilehurst is quality not quantity. The level of service offered by conveyancing "factories" (sometimes 'recommended' by large estate agency chains) often falls short of the high standards of professionalism you would hope for.
  • 3 Tilehurst conveyancing lawyers will acquainted with the local Land Registry Office, Local Authority and estate agents
  • 4 No matter what any alternative sites tell you it could be necessary to pop into your lawyer to sign legal papers. There are enough parties involved in a homemove without needing to include Royal Mail into the equation.
  • 5 The Tilehurst conveyancing practitioners that are listed are dedicated to providing the most cost, efficient and transparent conveyancing service to borrowers, sellers and investors in Tilehurst

Examples of recent conveyancing in Tilehurst since February 2022*

Recently asked questions about conveyancing in Tilehurst

My fiance and I are looking to acquire a property in Tilehurst and are in fact using a Tilehurst conveyancing firm. Within the last couple of days our conveyancer has sent a preliminary report and documents to look through with a view to exchanging next week. Nationwide Building Society have this evening contacted us to inform me that there is now an issue as our Tilehurst conveyancer is not on their conveyancing panel. Please explain?

Where you are buying a property requiring a mortgage it is usual for the purchasers' lawyers to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the lender’s conveyancing panel as you are at liberty to use your preferred Tilehurst lawyers, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.

My uncle passed away six months ago and as sole heir and executor I was left the house in Tilehurst. The house had a small mortgage remaining of approximately £4500. I want to have the title changed into my name whilst I re-mortgage to TSB, pay off the mortgage. Is this allowed?

Where you intend to refinance then TSB will require that you use a conveyancer on the TSB conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your TSB conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the TSB mortgage is registered as a charge at the Land Registry.

This question may be naive but I am unseasoned as a 1st time buyer of a garden flat in Tilehurst. Do I collect the keys to the property on completion from my solicitor? If so, I will instruct a High Street conveyancing solicitor in Tilehurst?

On the day of completion you do not need to attend the conveyancers office in Tilehurst. Conveyancing lawyers for you will arrange to send the completion advance to the vendor’s conveyancers, and once they have received this, you should be invited to pick up the keys from the selling Agents and start moving into the property. This tends to happen between 1 and 3pm.

Last month we had a mortgage agreed in principle with Nottingham. Tilehurst conveyancing solicitors have been chosen. How long does it take for Nottingham to forward the offer to the conveyancing practitioner?

There is no definitive answer here. Have Nottingham done the survey? Have you advised Nottingham as to your lawyers' details and checked that your lawyers are on the Nottingham conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

About to purchase house in Tilehurst. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Coventry BS 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 Tilehurst property lawyer is on the Coventry BS conveyancing panel.

What can a local search reveal concerning the property my wife and I buying in Tilehurst?

Tilehurst conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search company for example Xpress Legal The local search plays an important role in most Tilehurst conveyancing purchase; as long as you don’t want any nasty once you have moved into your property. The search should supply information on, amongst other things, details on planning applications applicable 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 13 topic areas.

I am tempted by the attractive purchase price for a couple of flats in Tilehurst which have approximately 50 years remaining on the leases. Will this present a problem?

There are no two ways about it. A leasehold flat in Tilehurst is a wasting asset as a result of the reducing lease term. The nearer the lease gets to its expiry date, 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 attractive. 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 property 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 premises 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 Tilehurst conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending 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 any new 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.

I own a 2 bed flat in Tilehurst, conveyancing formalities finalised September 1998. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Tilehurst with a long lease are worth £222,000. The ground rent is £50 invoiced every year. The lease ends on 21st October 2093

With 71 years left to run the likely cost is going to range between £9,500 and £11,000 plus legals.

The figure above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.

At what point do I incur stamp duty payable for my purchase in Tilehurst?

The majority of solicitors will fill out a Land Transaction Return Form for you during your Tilehurst conveyancing transaction for signature. After completion your conveyancing practitioner will submit the Land Transaction application to the Inland Revenue and - as long as they have the money - discharge any Stamp Duty due on your behalf.

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Sample of conveyancing solicitors in Tilehurst regulated by the SRA

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

  • John L Banky Solicitors, 18a High Street, Theale, Reading, Berkshire, RG7 5AN
  • Elizabeth Middleton Solicitors, 48 Cranbury Road, Reading, Berkshire, RG30 2XD
  • Dexter Montague Llp, 105 Oxford Road, Reading, Berkshire, RG1 7UD
  • Pitmans Llp, 47 Castle Street, Reading, Berkshire, RG1 7SR
  • Harrisons Thames Valley Solicitors Llp, 7 Castle Street, Reading, Berkshire, RG1 7SB

Residential Landlord and Tenant Conveyancing solicitors in Tilehurst

The firms listed below are a non-comprehensive list of solicitors in Tilehurst specialising in landlord and tenant law and on the regulations governing different types of tenancies. This may include advice on Leasehold Valuation Tribunal proceedings

  • John L Banky Solicitors, 18a High Street, Theale, Reading, Berkshire, RG7 5AN
  • Cdrk Solicitors, 20-22 Richfield Avenue, Suite 4, Reading, RG1 8EQ
  • Dexter Montague Llp, 105 Oxford Road, Reading, Berkshire, RG1 7UD
  • Pitmans Llp, 47 Castle Street, Reading, Berkshire, RG1 7SR
  • Harrisons Thames Valley Solicitors Llp, 7 Castle Street, Reading, Berkshire, RG1 7SB

Planning law solicitors in Tilehurst regulated by the Solicitors Regulation Authority

The practices listed below are a small selection of solicitors in Tilehurst specialising in planning law. This could include advice on compulsory purchases in Tilehurst
  • Pitmans Llp, 47 Castle Street, Reading, Berkshire, RG1 7SR
  • Blandy & Blandy Llp, 1 Friar Street, Reading, Berkshire, RG1 1DA
  • Field Seymour Parkes Llp, 1 London Street, Reading, Berkshire, RG1 4PN
  • Boyes Turner Llp, Abbots House, Abbey Street, Reading, Berkshire, RG1 3BD
  • Anthony Sandall & Co, Brightwell House, 40 Queens Road, Reading, Berkshire, RG1 4AU

*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.