Can you suggest a Clydesdale approved Reading conveyancing solicitor who can have us moved in within 28 days? Am I best advised to unstruct a local Reading practice or a factory type comparison site?
We can recommend some very good Reading conveyancing firms. You can also walk up the main road in Reading. Go in to some well established firms and ask to speak with a conveyancing solicitor for a costs illustration. Explain your expectations together with your reasons and get a commitment on your deadline. Appoint the one that you trust.
It is 10 years ago since I purchased my house in Reading. Conveyancing lawyers have now been appointed on the sale but I am unable to locate my title documents. Is this a major issue?
You need not be too concerned. Firstly the deeds may be retained by your lender or they could be archived with the solicitor who handled your purchase. Secondly in all probability the property will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing solicitors acquiring up to date copy of the land registers. Almost all conveyancing in Reading involves registered property but in the unlikely event that your property is unregistered it adds to the complexity but is not insurmountable.
Having invested time researching moneysavingexpert.com for a conveyancing solicitor in Reading, many advise that I should look for a CQS kitemarked solicitor. What is CQS?
The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in home moving process, trusted by some of the UK's biggest mortgage companies. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Association of British Insurers (ABI). The scheme does not cover licenced conveyancers. Reading is one of the many areas in England and Wales where there are CQS solicitors.
Is it the case that all Reading solicitors on the UBS conveyancing panel are governed by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the UBS conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. Some lenders do list licenced conveyancers on their panel and in such a situation the firms would be governed by the CLC.
I am currently in the process of buying my council flat in Reading. I have a mortgage agreed with UBS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with UBS, you will need to appoint a solicitor on the UBS conveyancing panel.
It is unclear whether my lender requires a lease extension. I have telephoned my Reading building society branch on a couple of occasions and was told it does not impact the mortgage offer and they will lend. My Reading conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they refuse to lend based on their specific requirements. Who do I believe?
Provided that the solicitor is on the bank approved list, they must adhere to the CML Handbook specifications for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
Will our conveyancer be asking questions about flooding as part of the conveyancing in Reading.
Flooding is a growing risk for conveyancers dealing with homes in Reading. There are those who purchase a house in Reading, completely aware that at some time, it may be flooded. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Solicitors are not best placed to impart advice on flood risk, however there are a numerous checks that may be carried out by the purchaser or on a buyer’s behalf which can figure out the risks in Reading. The conventional set of completed inquiry forms sent to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a standard inquiry of the seller to discover if the property has ever been flooded. If the property has been flooded in past which is not disclosed by the vendor, then a buyer may issue a claim for damages as a result of such an incorrect reply. The buyer’s lawyers may also carry out an enviro report. This will indicate whether there is a recorded flood risk. If so, further investigations should be made.
I decided to have a survey done on a property in Reading ahead of instructing solicitors. I have been advised that there is a flying freehold element to the house. My surveyor has said that some lenders may refuse to give a mortgage on such a premises.
It varies from the lender to lender. Lloyds has different requirements from Halifax. Should you wish to telephone us we can check with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Reading. Conveyancing may be slightly more expensive based on your lender's requirements.