Recently contacted my conveyancing solicitor in Berkshire who acted for me 18 months ago requesting a conveyancing estimate based on an identical type of house sale & purchase (a leasehold property and a freehold premises) of similar values with a home loan from Santander. I am now being charged double. Am I right to be tempted to shop around for a cheaper internet property lawyer?
The estimate does seem a tad overpriced. If you are happy to invest time scrutinising quotes you might shave off some of the cost by perhaps £100 plus VAT. On the other hand, if you were content with the legal work the firm offered you maylive to regret choosing an a cheaper solicitor. Remember to check that the solicitor can also act for Santander. You can use our search tool to choose a Berkshire conveyancing firm on the Santander approved list of lawyers, which can often include conveyancing solicitors in Berkshire.
I am purchasing a house and require a conveyancing solicitor in Berkshire who is on the Barnsley Building Society conveyancing. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Barnsley Building Society in certain locations such as Berkshire. We dont recommend any particular firm.
Is it correct that all Berkshire CQS (Conveyancing Quality Scheme) solicitors are on the Barclays conveyancing list of approved firms?
It is true that some lenders now use the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their panels.
I have decided to exercise my right to buy my property in Berkshire off the council. I have a mortgage offer with Aldermore. 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 Aldermore, you will need to appoint a solicitor on the Aldermore conveyancing panel.
Completion of my purchase has taken place for my property in Berkshire. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I am looking for a ground for flat up to £235,500 and identified one near me in Berkshire I like with open areas and railway links in the vicinity, the downside is that it's only got 52 remaining years left on the lease. I can't really find anything else in Berkshire in this price bracket, so just wondered if I would be making a mistake buying a lease with such few years left?
Should you require a home loan the remaining unexpired lease term will be a potential deal breaker. Reduce the price by the expected lease extension will cost if not already taken into account. If the current owner has owned the property for at least 2 years you can request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this matter.
Can you provide any advice for leasehold conveyancing in Berkshire with the intention of expediting the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Berkshire can be reduced if you appoint lawyers the minute you market your property and ask them to put together the leasehold information which will be required by the buyers’ lawyers. The majority of landlords or managing agents in Berkshire charge for providing management packs for a leasehold home. You or your lawyers should discover the fee that they propose to charge. The management information can be applied for on or before finding a buyer, thus reducing delays. The average time it takes to obtain the necessary information is three weeks. It is the most common cause of delay in leasehold conveyancing in Berkshire. In the event that you altered the property did you need the Landlord’s consent? Have you, for example laid down wooden flooring? Berkshire leases often stipulate that internal structural changes or installing wooden flooring necessitate a licence from the Landlord consenting to such works. If you fail to have the paperwork to hand you should not communicate with the landlord without checking with your conveyancer before hand. You believe that you know the number of years left on your lease but you should verify this by asking your conveyancers. A purchaser's lawyer will not be happy to advise their client to proceed with the purchase of a leasehold property the lease term is under 75 years. It is therefore essential at an early stage that you identify whether the lease for your property needs extending. If it does, contact your solicitors before you put your property on the market for sale.
Leasehold Conveyancing in Berkshire - A selection of Questions you should ask before Purchasing
It would be wise to enquire if there are any onerous restrictions in the lease. By way of example plenty of leases prohibit pets being permitted in certain buildings in Berkshire. If you like the apartmentin Berkshire but your cat is not allowed to live with you then you will be faced hard choice. How many of the leaseholders are in arrears for their service charge payments? Is the freehold owned collectively by the leaseholders?