It has come to my attention via my broker that my Bracknell solicitor is not on the bank Conveyancing panel. How can I be certain if this is indeed the case?
You need to call your Bracknell conveyancer. It is reasonable to expect your lawyer to notify you what has happened. If they are not on the panel they may be able to suggest a Bracknell conveyancing firm that is on the approved list of lawyers for your bank.
I am about to exchange on the purchase of a house in Bracknell but as a consequence of wreckage from a small fire at the property I have was able negotiate reparation from the current proprietors of £3k taking the form of a reduction in the price. This was going to be addressed as part of the conveyancing process but Skipton are not allowing this. Should they have been notified?
Your solicitor being on the Skipton conveyancing panel is required to disclose to Skipton of any changes to the sale price. If you prohibit your lawyer to disclose the reduction to Skipton then they would have to discontinue acting for you. In addition, Skipton and you would have to appoint a new lawyer for your conveyancing in Bracknell.
I am the registered owner of a freehold house in Bracknell but nevertheless invoiced for rent, why is this and what is this?
It’s unusual for properties in Bracknell and has limited impact for conveyancing in Bracknell but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the establishment of new rentcharges from 1977 onwards.
Previous rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 is to be dispensed with completely.
My colleague suggested that if I am buying in Bracknell I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is usually included in the estimate for your Bracknell conveyancing searches. It is not a small report of about 40 pages, listing and detailing significant information about Bracknell around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Bracknell Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Bracknell Education with plans and statistics, Local Amenities and other useful information about Bracknell.
I'm buying my first flat in Bracknell with the aid of help to buy. The developers refused to reduce the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep advised me not disclose to my solicitor about the side-deal as it may affect my loan with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Due to the input of my in-laws I had a survey completed on a property in Bracknell prior to appointing conveyancers. I have been told that there is a flying freehold aspect to the house. Our surveyor has said that some lenders may refuse to grant a mortgage on this type of house.
It depends who your proposed lender is. Lloyds has different requirements for example to Nationwide. Should you wish to call us we can check via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Bracknell. Conveyancing may be slightly more expensive based on your lender's requirements.