My IFA requires my Berkshire solicitor’s panel member for the Nationwide conveyancing panel. Can you suggest how I discover this. I have contacted my local Berkshire branch but they have not got back to me yet.
Have you tried calling your Berkshire lawyer about this?. They maintain a central record lender panel numbers.
The vendors of the property we are purchasing are using a conveyancing solicitor in Berkshire who has recommended a exclusivity agreement with a non-refundable deposit two thousand pounds. Are such arrangements appropriate for Berkshire conveyancing transactions?
Exclusivity agreements are contracts binding a home seller and purchaser giving the buyer a ‘clear field’ to the sale of the premises for a limited period of time. Essentially, an exclusivity agreement is a contract stating that you should receive a contract at a later time which is the contract for the actual sale. It tends to be utilised for buyer confidence though in many situations, the vendor may stand to benefit from such agreements as well. There are many positives and negatives to using an agreement but you need to check with your conveyancer but beware that it may result in costing you extra in conveyancing charges. In light of this these contracts are not popular in relation to conveyancing in Berkshire.
In what way does my ID and proof of funds have anything to do with my conveyancing in Berkshire? What am I being asked for?
Anti-terror and anti-money-laundering laws require solicitors and licensed conveyancers to check the identification documents of the potential client they are dealing with prior to agreeing to accepting their conveyancing business. The Client Care letter that you are required to sign will no doubt confirm this. Your lawyer also has obligations to obtain certain documents in accordance with the CML Lenders Handbook requirements last updated on 1st December 2014. Should you are unwilling to supply ID verification documents, your solicitor would not be able to act for you.
My wife and I are selling our property in Berkshire and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. Any high street Berkshire conveyancer would know that there is no such problem. For the life of me I don't know why the buyers used a nationwide conveyancing practice rather than a conveyancing solicitor in Berkshire. We have lived in Berkshire for many years we know of no issue. Do we get in touch with our local Authority to seek clarification that the buyers are looking for.
It sounds as though you may have a conveyancing lawyer currently acting for you. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
Yesterday I discovered that there is a flying freehold issue on a house I have offered on two weeks back in what was supposed to be a simple, chain free conveyancing. Berkshire is the location of the property. Can you shed any light on this issue?
Flying freeholds in Berkshire are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Berkshire you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Berkshire may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.