I require conveyancing for a flat in a fairly new development (6 years old) in Berkshire. Almost all the flats are already occupied. Is it strictly necessary to order local searches for my conveyancing in Berkshire?
Where you are obtaining a loan, your bank will need some (many) of the searches so you'll have no choice. If not, then Berkshire conveyancing searches are optional. No doubt your conveyancer, will ’encourage’, perhaps in the strongest possible terms, that you should have the searches done, but he or she is duty bound in this regard. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you insist that your lawyer to proceed without searches then your lawyer will have to follow your instructions or you will need to swap to an alternative solicitor for your conveyancing in Berkshire.
This question may be naive but I am unexperienced as a first time buyer of a two bedroom flat in Berkshire. Do I collect the keys to the house on the completion date from my lawyer? If this is the case, I will instruct a local conveyancing solicitor in Berkshire?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the completion advance to the vendor’s solicitors, and once they have received this, you will be invited to pick up the keys from the Estate Agents and move into your new home. Usually this happens between 1 and 3pm.
Can I be sure that the Berkshire conveyancing solicitor on the Virgin Money panel is any good?
When it comes to conveyancing in Berkshire seeking recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the lawyer carrying out your conveyancing.
I am buying a property in Berkshire. An unusual aspect is that the roof has a solar panel. Co-operative have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with Co-operative your lawyer must follow the conveyancing instructions set out in Section two of UK Finance Lenders’ Handbook for Co-operative. The CML Handbook stipulates minimum specifications for solar panel roof-space leases, and conveyancers are required to report to Co-operative where a lease fails to comply with these provisions. The provisions relate to the installation of panels on properties countrywide and is not restricted to Berkshire.
I need some expedited conveyancing in Berkshire as I have a deadline to sign on the dotted line within one month. A mortgage is not required. Can I avoid the conveyancing searches to save money and time?
As you are not taking a mortgage you have the choice not to do searches although no lawyer would recommend that you don't. With lots of history conveyancing in Berkshire the following are examples of issues that can appear and adversely affect the marketability of the property: Enforcement Actions, Overdue Fees, Outstanding Grants, Railway Schemes,...
It has been 4 months following my purchase conveyancing in Berkshire took place. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How easy is it to transfer to a new firm as I need to appoint one who is on the Chelsea Building Society conveyancing list. I was using a local conveyancing solicitor in Berkshire round the corner but the firm is not approved by Chelsea Building Society
We will our best to assist in finding you a conveyancing solicitor in Berkshire on the Chelsea Building Society panel. Please note that the solicitors that we work with do not pay us commission if you instruct them and are authorised and regulated by the SRA who regulate all conveyancing solicitors in Berkshire. Using search facility on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Berkshire.
I pay a service charge for my property in Berkshire. As a result of personal circumstances I slipped into arrears with payments. The management company agreed a settlement plan but there remains three thousand pounds outstanding at the current time.
I want to sell and I am worried this will threaten to derail the sale if I have to discharge the arrears now. I'd like to sell up and subsequently repay the arrears from the completion monies - is this viable?
It would be wise to check with the property lawyer carrying out your Berkshire conveyancing but one option might be to arrange for the debt to be transferred to the purchasers. The purchase price payable would be reduced to reflect the amount of debt they assume. They could then discharge the outstanding monies once they are the owners.