I have given 2 months notice to my existing landlord and have to vacate my let out property in Berkeley by 6/10/2026. Conveyancing on my purchase has just started. Can I complete in a couple of weeks as don't want to have to find short term accommodation?
The normal practice is not to provide notice on a rental unless you have exchanged. Assuming that you have not previously done so, notify to your lawyer and urge them to they cajole the owners lawyers, try to get a realistic time scale from them that all parties will look towards
Having spent time scouring online forums for a cheap lawyer in Berkeley, most post that I should look for a CQS kitemarked lawyer. Can you explain what CQS is?
The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in buying or selling property, trusted by some of the UK's leading lenders. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Legal Ombudsman. CQS is not a scheme offered by the Council of Licensed Conveyancing. Berkeley is one of the numerous areas in England and Wales where there are CQS solicitors.
There are numerous conveyancing solicitors in Berkeley but how do I know who I should use?
Do not opt for the cheapest Berkeley conveyancing costs illustration. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.
I am the single beneficiary of my late father’s estate and I have everything in my name now, including the my former home in Berkeley. The Berkeley property was put into my name in July. I plan to dispose of the property. I understand that there is a CML six month 'rule', meaning my proprietorship will be treated the same way as if I'd bought the property in July. Is the property unsalable for six months?
The CML handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be caught by that. How practical a view lenders take of it, depend on the mortgage company as this provision primarily exists to capture the purchase and immediately sell or the flipping of property.
I am selling my apartment. I had a double glazing fitted in June 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Bank of Ireland are being problematic. The Berkeley solicitor who is on the Bank of Ireland conveyancing panel is recommending indemnity insurance as a solution but Bank of Ireland are insisting on a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?
It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
My wife and I own a terraced Georgian property in Berkeley. Conveyancing lawyer represented me and Britannia. I did a free Land Registry search last week and there are two entries: the first freehold, another for leasehold under the exact same 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 as there may be 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 Berkeley and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with the conveyancing practitioner who conducted the work.
Should I be wary about estate agents that I am dealing with are recommending an online conveyancing firm rather than a High Street Berkeley conveyancing firm?
As with lots of service providers, often referrals from family and friends can be worth their weight in gold. Yet there are lots of players in a conveyancing transaction; estate agents, financial adviser and mortgage companies may suggest lawyers to retain. Sometimes the lawyers might be known to one of the organisations as being good in their field, but sometimes there exists a commercial relationship behind the recommendation. You are at liberty to appoint your preferred lawyer. Don't forget that most lenders have an approved list of solicitors you are obliged to use for the mortgage related work in your house move.
I have been sourcing a conveyancing practitioner in Berkeley for my house move. Is it possible to check a solicitor's complaints history with the profession’s regulator?
You can read published Solicitor Regulator Association (SRA) decisions resulting from investigations commenced on or after 1 January 2008. Go to Check a solicitor's record. To find details Pre 2008, or to check a firm's record, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, use +44 (0)121 329 6800. The SRA sometimes monitor call for training reasons.