I went with a local solicitor for my conveyancing in Caversham recently. After carefully reading the terms of engagement it is apparent thatwe are liable for charges even if our purchase aborts. Should I go with them or instruct an internet conveyancing brokerage who offer no move no charge conveyancing in Caversham?

Generally there is a concession along the lines that if "No Sale No Fee" is advertised then the conveyancing charges will tend to be be uplifted to offset the transactions that do not proceed. Also remember that such schemes generally do not cover disbursements e.g. Caversham conveyancing search costs.

is it true that all Caversham solicitors on the Clydesdale conveyancing panel are overseen by the SRA?

As a firm of solicitors, in order to be on the Clydesdale conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. Many banks do allow licenced conveyancers on their panel and in such a situation the firms would be governed by the CLC.

We had instructed conveyancers locally in Caversham on the Kent Reliance solicitor panel. They have just invoiced me a separate sum for handling the Kent Reliance mortgage. Is this an additional conveyancing fee set by Kent Reliance?

Provided it is contained in their Terms and Conditions or estimate then yes your lawyer may charge a fee for this. This charge is not set by Kent Reliance but by your Caversham property lawyer. Numerous firms on the Kent Reliance panel will charge an ‘acting for lender’ fee and others do not.

I have today made my last payment due on my mortgage with Co-operative. I assume I don't need a Caversham solicitor on the Co-operative panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Co-operative mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Co-operative mortgage from the register. Co-operative, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Co-operative has sent the Land Registry the discharge electronically, and
3. Co-operative has instructed the Land Registry to do so

I used Arc property Solicitors several years ago for my conveyancing in Caversham. I now require my file but the law firm has closed. What do I do?

You should call 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 Caversham 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.

I am using a search engine for the phrase cheap conveyancing in Caversham it reveals numerous conveyancersin the area. With so much choice what is the best way to find the right solicitor for purchase transaction?

The best method of finding a suitable conveyancer is via trusted referral, so enquire of friends and those you trust who have acquired a property in Caversham or a local estate agent or mortgage broker. Costs for conveyancing in Caversham vary, so it's a good idea to request at least three fee calculations from varying types of solicitors. Be sure to seek confirmation that the charges are guaranteed not to to be inflated.

I am an executor of my recently deceased aunt’s Will, with a bungalow in Caversham which will be marketed. The property has never been registered at HMLR and I'm advised that many estate agents will insist that it is in place before they will move forward. What's the mechanism for this?

In the circumstances you refer to it seems sensible to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.