The Berkshire conveyancing firm handling our Berkshire conveyancing has uncovered a difference between the information in the valuation survey and what is in the legal papers for the property. My lawyer informs me that he must check that the lender is OK with this discrepancy and is content to go ahead. Is my lawyer’s approach appropriate?
Your property lawyer must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
A relative recommended that if I am purchasing in Berkshire I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is sometimes included in the estimate for your Berkshire conveyancing searches. It is a large report of more than thirty pages, listing and setting out significant information about Berkshire around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with maps and statistics, Local Amenities and other useful information concerning Berkshire.
How does conveyancing in Berkshire differ for new build properties?
Most buyers of new build premises in Berkshire approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the property is constructed. This is because new home sellers in Berkshire tend to buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Berkshire or who has acted in the same development.
In what way does the Landlord & Tenant Act 1954 impact my commercial property in Berkshire and how can your lawyers assist?
The particular law that you refer to provides a safeguard to business leaseholders, giving them the legal entitlement to make a request to court for a new lease and continue in occupation when the lease reaches an end. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Berkshire is one of the many locations in which our lawyers are based
Myself and my husband have just had an offer accepted on a property and had meeting on Monday with the Post Office for the mortgage. They have informed us that when it comes to appointing a conveyancing practitioner that if they are not on their approved list of conveyancers then we will have to pay out a further fee of £200. This is because they would then have to appoint a solicitor to act on their behalf as well as the one we select for ourselves and we will be on the hook for their fees. I have requested the Post Office to supply me with a list so I can request estimates only from their approved solicitors but was told they dont have such a list to hand over. Is there a simple way of finding out who is on a lender panel?
You should ask the Post Office what their panel criteria is for a solicitor.Thereafter ask the conveyancing practitioner of your choice whether they meet the criteria and have they acted on mortgages for the Post Office in the past. Where the answer to those is yes, then just double check with the Post Office. Alternatively please use our search facility and we may be able to identify a conveyancer in Berkshire on the panel for the Post Office.