I require conveyancing for a flat in a fairly new development (five years old) in Berkeley. Almost all the properties are already sold. Is it strictly necessary to order local searches for my conveyancing in Berkeley?
You would be opening yourself up to an unnecessary risk in refusing to carrying out Berkeley conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal requirement to have them, but we would seriously advise in the strongest possible terms that your solicitor conducts them. Where time pressures and price are primary issues you should consider with your solicitor about the options such as lack of search insurance available to you
We have agreed to purchase a house in Berkeley. 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?
Given that you are obtaining a mortgage with RBS your lawyer must follow the formal requirements set out in Part two of UK Finance Lenders’ Handbook for RBS. The Council of Mortgage Lenders’ Handbook sets out minimum conditions for solar panel roof-space leases, and conveyancing practitioners are required to report to RBS where a lease does not satisfy these requirements. The conditions relate to the installation of panels on properties countrywide and is not limited to Berkeley.
The mortgage over my property is with Nottingham for my property in Berkeley. Conveyancing was finalised 12 months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Nottingham?
Your original mortgage agreement with Nottingham will provide that you need their approval before letting out your property as this is likely to be a breach of Nottingham’s mortgage conditions. It may be that Nottingham will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Nottingham directly. It should not be necessary to do this via a Nottingham conveyancing panel solicitor.
I've digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Berkeley solicitor - who is on the Clydesdale conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Clydesdale will need an independent valuation of the property. Your lawyer will not arrange this. Usually Clydesdale will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Berkeley surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I used Action Conveyancing several years past for my conveyancing in Berkeley. Now, I need the files but cannot find the solicitor. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Berkeley of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Is there anything unique about your site and other online quote calculators for conveyancing in Berkeley?
At this site secure a fixed fee quote via a Solicitor or Licensed Conveyancer that understands the issues for your conveyancing in Berkeley. As opposed to estate agents and many comparison sites we do not operate referral deals with solicitors. Many agents and online brokers 'recommend' the firm who pay the most per referral, rather than the best value conveyancing in Berkeley
My cousin has suggested that I appoint his conveyancing solicitors in Berkeley. Should I use them?
Much as we are happy to recommend a Berkeley conveyancing lawyer the best way to find a conveyancing practitioner is to get recommendations from friends or family who have actually previously instructed the conveyancer that you are are thinking of instructing.