We are buying a house and need a conveyancing solicitor in Bracknell who is on the UBS approved panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for UBS . We don't recommend any particular firms conducting conveyancing in Bracknell.
If you had a top tip for selecting a conveyancing solicitor in Bracknell what would it be?
We would encourage you not to go for the lowest Bracknell conveyancing fees. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.
Completion of my remortgage has taken place for my property in Bracknell. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
After much negotiation I have agreed a price on a house in Bracknell. My mortgage broker recommended their conveyancers. I paid an advanced payment of £225. A couple of days later, the conveyancer called me sheepishly admitting that they were not on the Kent Reliance conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Kent Reliance panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
What can a local search tell me concerning the property we're purchasing in Bracknell?
Bracknell conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search company for example Xpress Legal The local search plays a central part in many a Bracknell conveyancing purchase; that is if you wish to avoid any unpleasant once you have moved into your new home. The search should provide information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject headings.
3 months have gone by since my purchase conveyancing in Bracknell took place. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I need to instruct a conveyancing solicitor for leasehold conveyancing in Bracknell. I have stumble upon a web site which looks to be the ideal answer If it is possible to get all formalities completed via phone that would be ideal. Should I be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Having had my offer accepted I require leasehold conveyancing in Bracknell. Before diving in I require certainty as to the unexpired term of the lease.
If the lease is registered - and almost all are in Bracknell - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Leasehold Conveyancing in Bracknell - Examples of Queries before Purchasing
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Does the lease have more than 90 years remaining? It is important to be aware whether changing the roof or some other major work is due shortly that will be shared amongst the leaseholders and could well dramatically impact the level of the maintenance fees or necessitate a one time invoice. The answer will be helpful as a) areas could cause problems for the block as the common areas may begin to deteriorate where repairs remain unpaid b) if the leasehold owners have an issue with the running of the building you will wish to know about it