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Find a Berkshire Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Berkshire? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Berkshire transaction at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Berkshire conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Berkshire

In looking at mumsnet.com for a recommended solicitor in Berkshire, most comment that I must instruct a CQS accredited lawyer. What is CQS?

The Conveyancing Quality Scheme (CQS) provides a recognised quality standard for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * compliance with prudent and efficient conveyancing procedures through the scheme protocol It includes many companies who carry out conveyancing in Berkshire.

Can I be sure that the Berkshire conveyancing solicitor on the RBS panel is any good?

When it comes to conveyancing in Berkshire getting recommendations is a good start. 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 advertising the lowest fees. We would always suggest that you speak with the lawyer handling your conveyancing.

We are getting the release of further monies on our home loan from Skipton as we wish to conduct renovations to our property in Berkshire. Do we need to appoint a nearby Berkshire solicitor on the Skipton conveyancing panel to deal with the legals?

Skipton don't usually appoint firms on their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Skipton list.

We have agreed to purchase a house in Berkshire. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender UBS be concerned?

Given that you are obtaining a mortgage with UBS your lawyer must comply with the conveyancing instructions set out in Part 2 of UK Finance Lenders’ Handbook for UBS. The CML Handbook stipulates minimum provisions for solar panel roof-space leases, and solicitors are required to report to UBS where a lease does not meet these provisions. The specifications relate to the installation of panels on properties countrywide and is not isolated to Berkshire.

I have been on the look out for a leasehold apartment up to £195,000 and found one close by in Berkshire I like with open areas and railway links nearby, however it's only got 49 years unexpired on the lease. I can't really find anything else in Berkshire for this price, so just wondered if I would be making a mistake acquiring a short lease?

If you require a home loan that many years may be an issue. Reduce the offer by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of twenty four months you could request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor about this matter.

Can you provide any top tips for leasehold conveyancing in Berkshire with the aim of speeding up the sale process?

  • A significant proportion of the frustration in leasehold conveyancing in Berkshire can be avoided where you get in touch lawyers as soon as you market your property and request that they start to put together the leasehold documentation which will be required by the buyers’ representatives.
  • You may think that you are aware of the number of years left on your lease but it would be advisable verify this via your conveyancers. A buyer’s lawyer will be unlikely to recommend their client to where the remaining number of years is below 75 years. In the circumstances it is essential at an early stage that you consider whether the lease term requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale. If you are supposed to have a share in the Management Company, you should ensure that you hold the original share certificate. Arranging a duplicate share certificate can be a lengthy process and delays many a Berkshire home move. If a duplicate share certificate is necessary, you should approach the company director and secretary or managing agents (if applicable) for this at the earliest opportunity. If you have had conflict with your freeholder or managing agents it is very important that these are resolved prior to the flat being marketed. The purchasers and their solicitors will be warry about purchasing a flat where there is an ongoing dispute. You may need to swallow your pride and discharge any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the purchasers, but it is clearly preferable to reveal the dispute as over as opposed to unresolved.

Leasehold Conveyancing in Berkshire - Examples of Queries Prior to buying

    The majority of Berkshire leasehold apartments will be liable to pay a service charge for maintenance of the block invoiced by the freeholder. Where you acquire the property you will have to meet this amount, usually quarterly throughout the year. This may be anything from two or three hundred pounds to thousands of pounds for buildings with lifts and large common areas. In all probability there will be a ground rent to be met yearly, ordinarily this is not a large sum, say about £25-£75 but you need to enquire as on occasion it can be prohibitively expensive. Is the freehold reversion owned jointly by the leaseholders? If a Berkshire lease has fewer than 80 years it will impact the marketability of the property. It is worth checking with your mortgage company that they are content with the length of the lease. A short lease means that you will most likely have to extend the lease sooner rather than later and it is worth discovering how much this would cost. Remember, in most cases you will be be obliged to have owned the premises for 24 months before you are legally able to exercise a lease extension.

I am in the process of purchasing my 1st property in Berkshire. Conveyancing solicitor already chosen. The broker advised that a survey is not needed as the property is only fifteen years old.

You would be best advised to have a Home Buyer's Report. Given the residence is more than ten years old the property will not come with a warranty, so you would be well advised not to take a risk. Where a property of this age shows no signs of problems a Home Buyer's report may be sufficient. The report should highlight any obvious issues and recommend further investigation if relevant. If there are any signs of problems get a full Building Survey from the beginning.

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