Find a Lender-Approved Local Conveyancer in Twyford

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Choosing the right solicitor is the most important decision when it comes to your Twyford house move

Main reasons to use our service to help you select a local conveyancing solicitor in Twyford

  • 1 Our site offers largest domestic conveyancing directory listing bank approved law firms conducting conveyancing in Twyford governed by the SRA or Council of Licensed Conveyancers.
  • 2 Notwithstanding what other companies say it may be necessary to visit your lawyer to sign documents. Too many 3rd parties are already involved in a conveyancing transaction without needing to add the postman into the pot.
  • 3 The Twyford conveyancing firms that we work with are dedicated to supplying value for money, efficient and transparent conveyancing service to borrowers, sellers and investors in Twyford
  • 4 The hallmark of our conveyancing solicitors in Twyford is quality not quantity. The level of service offered by conveyancing "factories" (sometimes 'recommended' by large estate agency chains) sometimes falls short of the high standards of professionalism you would hope for.
  • 5 Retaining the services of a high street Solicitor generally means that you will receive a more personal touch. Online forums bear testimony to the idea that in using a an online conveyancing factory, you tend to be looked after by a team of people who who update you by reading from their computer screens.

Examples of recent conveyancing in Twyford since March 2022*

Disposal

of house residence, Victoria Road, RG10 8AE completing on 21/03/2022 at a price of £717,000. The conveyancing process incorporates some of the following tasks: drafting the sale agreement and Transfer, sending the transfer to the vendor for signature in preparation for completion, sending title deeds and signed transfer to buyer’s conveyancer

Recently asked questions about conveyancing in Twyford

My wife and I are nearing an exchange on a flat in Twyford and my parents have transferred the ten percent deposit to my solicitor. I am now told that as the deposit has not arrived from me my conveyancer needs to disclose this to my mortgage company. I am advised that, in also acting for the bank he must advise them that the balance of the purchase price is not just from me. I disclosed to the lender regarding my parents' contribution when I applied for the home loan, so is it really appropriate for him to raise this?

The conveyancing practitioner is obliged to clarify with mortgage company to ensure that they know that the balance of the purchase price is not from your own resources. The solicitor can only reveal this to your bank if you agree, failing which, your lawyer must cease to continue acting.

I am about to put a bid on a leasehold apartment in Twyford. The selling agents tell me that it is normal for flats in Twyford to have less than 75 years left on the lease. I am getting a mortgage with The Mortgage Works. Will the property be mortgageable given that the lease has 70 years unexpired.

Most leasehold conveyancing experts should be able to deal with a lease extension. if you are securing a mortgage then your lender may insist that the lease be extended before competition. The Mortgage Works have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 18/6/2022 the requirements read as follows :

Minimum unexpired lease term is 70 years with 30 years remaining at the end of the mortgage term.
Where the unexpired lease term is different to that recorded on the mortgage offer, the following clarifies if we need to be informed:

Second hand property:
- If the unexpired lease term on the offer is 85 years or more - only advise us if the actual lease term is less than 85 years
- if the unexpired lease term on the offer is less than 85 years – advise us if the actual lease term is different than reported
- For equity share applications - advise us if the actual lease term is different than reported on the offer

New build property:
- If the unexpired lease term stated on the offer is 125 years (flat) / 250 years (house) or more - only advise us if the actual lease term is less than 125 years (flat) / 250 years (house)
- For equity share applications - always advise us if the actual lease term is different than reported on the offer

Lease terms such as ground rent and event fees must be reasonable at all times during the term of the lease and adhere to our requirements below. If you’re unsure as to whether the terms of a lease are unreasonable or onerous, please refer the details to us in plain English for Valuer consideration. If the potentially onerous terms are in relation to the ground rent please include the current ground rent figure per annum, how often it will be reviewed and the price structure it will be reviewed against. See the guidance below.

SECOND HAND PROPERTIES

Unacceptable - advise Originations (Will be declined):
- Unexpired lease term less than 70 years
- Less than 30 years remaining at the end of the mortgage term
- Ground Rent greater than 0.5% of the property value
- Ground Rent doubles less than every 20 years (e.g. doubles every 5, 10 or 15 years) - acceptable if doubles every 20 years or more
- Ground Rent is compounded RPI
- Ground Rent review period less than or equal to 5 years

Refer to Originations (Valuer will consider any impact on valuation figure and marketability):
- Unexpired lease term is 70 to 85 years
- Ground Rent greater than 0.1% and less than or equal to 0.5% of the property value
- Ground Rent escalation is linked to any indices greater than RPI
- Ground Rent escalation is linked to the value of the building*
- Ground Rent review period is greater than 5 and less than 10 years
- Event clauses exist for normal use e.g. changing the carpet, installing a TV aerial etc
- Estate Rent Charges greater than £500 p/a (please provide details of what the charges cover)
- Service Charges greater than 0.5% of property value p/a (please provide details of what the charges cover)
- Anything that appears onerous, unusual or out of the ordinary

Acceptable (no requirement to advise Originations):
- Unexpired lease term greater than 85 years
- Ground Rent less than or equal to 0.1% of the property value
- Ground Rent review period greater than or equal to 10 years
- Ground Rent escalation less than or equal to RPI

NEW BUILD PROPERTIES (includes office conversions)

Unacceptable - advise Originations (Will be declined):
- Unexpired lease term less than 125 years on a new build flat or less than 250 years on a new build house
- Starting Ground Rent greater than 0.1% of the property value
- Ground Rent review period less than or equal to 5 years
- Ground Rent doubles less than every 20 years (e.g. doubles every 5, 10 or 15 years) - acceptable if doubles every 20 years or more
- Ground Rent is compounded RPI

Refer to Originations (Valuer will consider any impact on valuation figure and marketability):
- Ground Rent is linked to any indices greater than RPI
- Ground Rent is linked to the value of the building*
- Event clauses exist for normal use e.g. changing the carpet, installing a TV aerial etc
- Estate Rent Charges greater than £500 p/a (please provide details of what the charges cover)
- Service Charges greater than 0.5% of property value p/a (please provide details of what the charges cover)
- Anything else appears onerous, unusual or out of the ordinary

Acceptable (no requirement to advise Originations):
- Unexpired lease term greater than or equal to 125 years on a new build flat or greater than or equal to 250 years on a new build house
- Starting Ground Rent less than or equal to 0.1% of the property value
- Ground Rent review period greater than 5 years
- Ground Rent escalation less than or equal to RPI

* Where the Ground Rent escalation is linked to the value of the building, please provide the following:
- How is the value of the block/unit currently calculated and if the assessment relates to the block(s), how is the Ground Rent calculated/apportioned per property?
- The current valuation and Ground Rent for each unit
- What is the mechanism for future valuations of the block and how is the Ground Rent calculated/apportioned?
- What is the right of appeal? And is this a documented process within the lease?
- Who bears the cost of the valuation (and appeal) process?
- Confirmation the review period is not less than twenty years

Will commercial conveyancing searches disclose planned roadworks that may affect a commercial estate in Twyford?

Its becoming the norm that commercial conveyancing solicitors in Twyford will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Twyford. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Twyford.

For each commercial conveyancing transaction in Twyford it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could cause delays to Twyford commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not conducted for domestic conveyancing in Twyford.

I used Action Conveyancing a few years past for my conveyancing in Twyford. I now require my file however cannot find the solicitor. What do I do?

Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Twyford of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

My husband and I are first time buyers - agreed a price, but the selling agent has warned us that the seller will only go ahead if we instruct the agent's preferred conveyancers as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a family solicitor used to conveyancing in Twyford

We suspect that the seller is unaware of this request. Should the seller want ‘a quick sale', turning down a genuine purchaser is likely to cause more damage than good. Avoid the agents and go straight to the owners and make sure they comprehend that (a)you are serious buyers (b)you are ready to progress, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)however you will continue to appoint your own,trusted Twyford conveyancing lawyers - rather thanthose that will provide the estate agent a kickback or hit his conveyancing thresholds demanded by corporate headquarters.

A couple of weeks ago I was informed by my mortgage company that their approved lawyers work on no sale no charge basis for conveyancing in Twyford. My purchase aborted and now the lawyers want search fees! They are stating that the fees are seperate!

Twyford conveyancing search fees are disbursements not legal fees as these are due to independent parties.

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Sample of conveyancing solicitors in Twyford regulated by the SRA

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

  • Ackers Clayton Reeve Solicitors, 5 London Road, Twyford, Reading, Berkshire, RG10 9EH
  • Mcqueen Turner Limited, 8 Station Road, Henley-on-Thames, Oxfordshire, RG9 1AY
  • Lawrence Hamblin, 9-11 Greys Road, Henley-on-Thames, Oxfordshire, RG9 1SB
  • Clifford Joseph, Gatehouse Tiggers, Hall Place Lane, Burchetts Green, Maidenhead, Berkshire, SL6 6QY
  • Farrington & Co, 61 Kidmore End Road, Emmer Green, Reading, Berkshire, RG4 8ST

Residential Landlord and Tenant Conveyancing solicitors in Twyford

The list below is a non-comprehensive list of solicitors in Twyford with expertise in landlord and tenant law and on the regulations governing different types of tenancies. This may include advice on Rent Act Protected, Assured and Assured Shorthold tenancies

  • Ackers Clayton Reeve Solicitors, 5 London Road, Twyford, Reading, Berkshire, RG10 9EH
  • Scott Cohen Solicitors, Suite 1 Dorchester House, 7 Fairview Trading Estate, Reading Road, Henley-on-Thames, Oxfordshire, RG9 1HE
  • Mcqueen Turner Limited, 8 Station Road, Henley-on-Thames, Oxfordshire, RG9 1AY
  • The Head Partnership Solicitors Llp, Unit 9, Chalfont Court, Lower Earley District Centre, Lower Earley, Reading, Berkshire, RG6 5SY
  • Mercers, 50 New Street, Henley-on-Thames, Oxfordshire, RG9 2BX

Planning law solicitors in Twyford regulated by the Solicitors Regulation Authority

The list below is a small selection of solicitors in Twyford specialising in planning law. The solicitors can give expert legal advice on all aspects of planning, including development on contaminated land
  • Clifford Joseph, Gatehouse Tiggers, Hall Place Lane, Burchetts Green, Maidenhead, Berkshire, SL6 6QY
  • Boyes Turner Llp, Abbots House, Abbey Street, Reading, Berkshire, RG1 3BD
  • Clifton Ingram Llp, 22-24 Broad Street, Wokingham, Berkshire, RG40 1BA
  • Anthony Sandall & Co, Brightwell House, 40 Queens Road, Reading, Berkshire, RG1 4AU
  • Blandy & Blandy Llp, 1 Friar Street, Reading, Berkshire, RG1 1DA

*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.