I am purchasing a maisonette in Berkeley. My lawyer is not on the lender conveyancing list. Can I still use my Berkeley conveyancing solicitor even though they are not on the mortgage company panel?
You must instruct a lawyer to complete the legal work required when you take out a mortgage to buy your home. They will carry out all the appropriate investigations on the property, ensuring that you’re registered as proprietor and ensure that all the required mortgage documentation is in order. You could appoint a Berkeley conveyancer of your choice. Nevertheless, if the lawyer selected is not on the bank approved list supplemental charges will arise as separate legal representation will be need by the bank. Lender panel applications may be submitted, so where your solicitor has not in the past sought membership they can do so.
It is a dozen years since I bought my house in Berkeley. Conveyancing lawyers have just been retained on the sale but I can't track down my deeds. Will this jeopardise the sale?
Don’t worry too much. Firstly the deeds may be retained by the lender or they could stored with the conveyancers who oversaw the purchase. Secondly in most cases the title will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors procuring current official copies of the land registers. The vast majority of conveyancing in Berkeley involves registered property but in the unlikely event that your property is not registered it adds to the complexity but is not insurmountable.
My lawyer in Berkeley is not on the Norwich and Peterborough Building Society Approved Panel. Can I still use my family solicitor notwithstanding that they are not on the Norwich and Peterborough Building Society panel?
Your options are as follows:
- Carry on with your preferred Berkeley lawyers but Norwich and Peterborough Building Society will need to instruct a solicitor on their list of acceptable firms. This will result in additional total conveyancing charges and result in delays.
- Find an alternative solicitor to act in the purchase, remembering to check they are Norwich and Peterborough Building Society approved.
- Persuade your Norwich and Peterborough Building Society solicitor to attempt to join the Norwich and Peterborough Building Society panel
I am helping my niece sell her property in Berkeley. Will the solicitor order the energy performance certificate or it is for the owner to see to?
After the abolition of Home Packs, EPC’s remained a required component of moving house. An energy assessment should be to hand in advance of the property being advertised. It is not something that lawyers normally arrange. If you are instructing a Berkeley conveyancing lawyer they may help arrange energy performance certificates given their relationships with reputable Berkeley energy assessors
Forgive me if this question is silly but I am unexperienced as FTB of a garden flat in Berkeley. Do I pick up the keys to the premises on completion from my lawyer? If so, I will instruct a local conveyancing solicitor in Berkeley?
On the day of completion you do not need to attend the conveyancers office in Berkeley. Conveyancing lawyers for you will transfer the completion advance to the vendor’s conveyancers, and once they have received this, you will be able to pick up the keys from the property Agents and start moving into the property. Usually this happens early afternoon.
Can you point me to a directory of Lloyds panel solicitors in Berkeley on the Building Society Association’s Website?
No. There is no such tool on the CML or Building Society Association websites. Very few lending institutions make their panel listings available over the internet. Where you are seeking to appoint a Berkeley solicitor on the Lloyds please make the most of our tool.
I have been told that property searches are the main reason for obstruction in Berkeley house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) has noted the conclusions of a review by MoveWithUs that conveyancing searches do not feature within the most frequent causes of delays in the conveyancing process. Local searches are not likely to be the root cause of delay in conveyancing in Berkeley.
We're first time buyers - had an offer accepted, but the estate agent told us that the seller will only go ahead if we use their preferred solicitors as they want a ‘quick sale’. Our preferred option is to instruct a family conveyancer used to conveyancing in Berkeley
It is unlikely the owners are behind this. If they desire ‘a quick sale', alienating a serious buyer is is going to put the whole deal at risk. Speak to the vendors direct and make the point that (a)you are genuine buyers (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)however you are going to appoint your preferred Berkeley conveyancing solicitors - as opposed tothose that will provide their estate agent a commission or hit his conveyancing figures demanded by head office.