I have given 2 months notice to my existing landlord and have to be out of my let out flat in Caversham by 16/9/2025. Conveyancing on my purchase has just started. How realistic is it to complete in 4 weeks as I wish to avoid having to move into short term accommodation?
The normal practice is not to serve notice on a rental until your lawyer suggests that you should. If you have not previously done so, update to your lawyer and request that they apply pressure on the sellers side, try to an acceptable time-line that everyone will aim to achieve
Will my conveyancing lawyers need to check that the building insurance for my purchase of a house in Caversham. My lender is Platform
Platform have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 24/7/2025, the requirements read as follows :
We have agreed to purchase a house in Caversham. One unusual aspect is that the roof has a solar panel. RBS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is RBS your lawyer must comply with the formal instructions outlined in Section 2 of UK Finance Lenders’ Handbook for RBS. The Council of Mortgage Lenders’ Handbook sets out minimum requirements for solar panel roof-space leases, and conveyancers are required to report to RBS where a lease does not comply with these specifications. The specifications relate to the installation of panels on properties in England and Wales and is not limited to Caversham.
I am due to exchange contracts on my house. I had a double glazing fitted in June 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Leeds Building Society are being difficult. The Caversham solicitor who is on the Leeds Building Society conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Leeds Building Society are requiring a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?
It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society 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.
I was told four weeks ago that my mortgage has been agreed to by Yorkshire BS. Is it usual for Yorkshire BS to only issue the offer once my solicitor in Caversham is approved on their conveyancing panel? Yorkshire BS have asked my solicitor to see a copy of their PI Insurance.
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Yorkshire BS to deal with your lawyer's application to be on the Yorkshire BS conveyancing panel. There's no guarantee that your solicitor will be accepted.
How does conveyancing in Caversham differ for newly converted properties?
Most buyers of new build premises in Caversham contact us having been asked by the builder to sign contracts and commit to the purchase even before the property is constructed. This is because developers in Caversham tend to purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Caversham or who has acted in the same development.
My uncle has suggested that I instruct his conveyancers in Caversham. Do I take his advice?
There are no two ways about it the best way to choose a conveyancing solicitor is to seek recommendations from friends or relatives who have actually previously instructed the conveyancer that you are are thinking of instructing.
Do I have to visit the offices of the bank conveyancing panel solicitor to execute the mortgage deed? If so, I will appoint a lawyer who conducts conveyancing in Caversham as it will be easier to attend their offices when needed.
Most conveyancing panel lawyers for the lender undertake conveyancing via the post, internet or over the phone. This means that they can undertake your Conveyancing Transaction no matter where you live in England or Wales. YOu dont have to use a conveyancing solicitor in Caversham. it would nevertheless be wise to check if you can still book an appointment to go into appointed conveyancing lawyer if you prefer.