My conveyancer has informed me that breach of easement insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Berkeley?

The right level of breach of easement indemnity insurance depends on your lender. It would differ for example between Halifax and Virgin Money. Conveyancing lawyers as opposed to members of the public take out such insurances.

I'm the only beneficiary of my late mum's estate and I have everything in my name now, including the my former home in Berkeley. Conveyancing formalities meant that the Land Registry date was in October. I want to move. I understand that there is a Mortgage Lenders 6 month 'rule', which means that my property ownership will be considered the same way as if I'd bought the house in October. Is the property unsalable for six months?

The Council of Mortgage Lenders’ handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be caught by that. Some banks would take a sensible view as this requirement is principally there to identify the purchase and immediately sell or the flipping of property.

I am buying a property in Berkeley. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender TSB be concerned?

Given that your lender is TSB your lawyer must comply with the formal instructions contained in Section 2 of UK Finance Lenders’ Handbook for TSB. The Council of Mortgage Lenders’ Handbook stipulates minimum specifications for solar panel roof-space leases, and solicitors are required to report to TSB where a lease fails to meet these specifications. The provisions relate to the installation of panels on properties countrywide and is not isolated to Berkeley.

I require expedited conveyancing in Berkeley as I am faced with pressure to sign on the dotted line within 2 weeks. A mortgage is not required. Is it possible to avoid the conveyancing searches to save fees and time?

As you are not taking a mortgage you have the choice not to have searches conducted although no law firm would advise that you don't. With plenty of history conveyancing in Berkeley the following are examples of issues that can crop up and adversely impact the marketability of the property: Refused Planning Applications, Overdue Charges, Overdue Grants, Railway Schemes,...

The deeds to my home are lost. The lawyers who handled the conveyancing in Berkeley 10 years ago have long since closed. What do I do?

As long as the title is registered the information relating to your ownership will be evidenced by HMLR with a Title Number. It is easy to execute a search at the Land Registry, identify your house and get current copies of the property title for less than a fiver. If the property is Leasehold then the Land Registry will in most cases retain a file duplicate of the Registered Lease and again, a copy can be retrieved for a small fee.

I need to retain a conveyancing solicitor for purchase conveyancing in Berkeley. I have land on a web site which looks to be the ideal answer If there is a chance to get all formalities done via email that would be ideal. Should I be wary? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

Helen (my wife) and I may need to let out our Berkeley ground floor flat for a while due to taking a sabbatical. We instructed a Berkeley conveyancing firm in 2001 but they have closed and we did not think at the time seek any advice as to whether the lease allows us to sublet. How do we find out?

A lease dictates relations between the landlord and you the leaseholder; in particular, it will say if subletting is banned, or permitted but only subject to certain caveats. The rule is that if the lease contains no specific ban or restriction, subletting is allowed. The majority of leases in Berkeley do not contain subletting altogether – such a provision would undoubtedly devalue the property. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly supplying a copy of the tenancy agreement.

Berkeley Conveyancing for Leasehold Flats - A selection of Questions you should ask before buying

How many of the leaseholders are in arrears for their maintenance charge payments? Make sure you discover if there is anything that is prohibited in the lease. For instance it is reasonably common in Berkeley leases that pets are not permitted in certain buildings in Berkeley. If you like the flatin Berkeley however your dog can’t make the move with you then you have a very difficult decision. You should be aware that where the lease has fewer than eighty years it will affect the value of the apartment. Check with your lender that they are willing to go ahead with the loan given the lease term. Leases with fewer than 80 years remaining means that you will almost definitely require a lease extension at some point and you need to have some idea of how much this would cost. For most Berkeleylease extensions you will be required to have been the owner of the residence for 24 months before you are legally able to exercise a lease extension.