Why would I instruct a Wokingham conveyancing firm given that national conveyancers are cheap by comparison?
Its a good idea to scrutinise conveyancing costs in Wokingham and you should seek a reasonable quote but don’t become consumed with scouring the internet for the cheapest Wokingham conveyancer. Locating the right conveyancer can be the distinction between a seamless and a frustrating move. You need to ensure that you have expert advice from an experienced lawyer. Emails can't take the place of a phone call and can never replicate a face to face meeting. Our partner firms will allocate you a qualified and top rated conveyancing solicitor who can deal with your conveyancing from beginning to end, providing a level of personalised service that you rarely receive from an web based conveyancer. He or She will inform you as to progress and keep you informed. Should it ever be necessary to contact the firm you will know who to ask for and we'll ensure you're not left wondering what's going on.
It is a dozen years since I acquired my home in Wokingham. Conveyancing solicitors have now been instructed on the sale but I am unable to track down the title deeds. Is this a major issue?
Don’t worry too much. Firstly there is a chance that the deeds will be kept by your lender or they could be in the possession of the solicitor who handled the purchase. Secondly in most cases the property will be registered at the land registry and you will be able to prove you own the property by your conveyancing lawyers procuring up to date copy of the land registers. Almost all conveyancing in Wokingham involves registered property but in the rare situation where your property is not registered it adds to the complexity but is not insurmountable.
Last month we had a mortgage agreed in principle with Lloyds. Wokingham conveyancing practitioners have been selected. How long does it take for Lloyds to forward the offer to the conveyancer?
There is no definitive answer here. Have Lloyds conducted the survey? Have you advised Lloyds as to your lawyers' details and checked that your lawyers are on the Lloyds conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
The mortgage over my property is with UBS for my property in Wokingham. Conveyancing has been completed a year ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform UBS?
Your original mortgage agreement with UBS will provide that you need their approval before letting out your property as this is likely to be a breach of UBS’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact UBS directly. It should not be necessary to do this via a UBS conveyancing panel lawyer.
I recently had an offer accepted on a house in Wokingham. My mortgage broker pressured me to appoint their conveyancing practitioner. I paid an upfront payment of £150. A few days later, the lawyer called me sheepishly admitting that they were not on the TSB 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 TSB 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.
Will my solicitor be asking questions regarding flooding during the conveyancing in Wokingham.
Flooding is a growing risk for solicitors specialising in conveyancing in Wokingham. There are those who purchase a house in Wokingham, completely expectant that at some time, it may be flooded. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or sell the premises. Steps can be carried out during the course of a property purchase to forewarn the purchaser.
Solicitors are not qualified to impart advice on flood risk, but there are a numerous checks that can be undertaken by the buyer or by their lawyers which can give them a better understanding of the risks in Wokingham. The standard information sent to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the owner to discover if the premises has suffered from flooding. If the premises has been flooded in past which is not notified by the vendor, then a purchaser could bring a legal claim for losses stemming from an incorrect reply. The buyer’s lawyers will also conduct an environmental search. This should reveal whether there is a recorded flood risk. If so, more detailed inquiries will need to be carried out.
I need to instruct a conveyancing lawyer in Wokingham for my home move. Is it possible to see a solicitor's complaints history with the profession’s regulator?
Anyone can see published Solicitor Regulator Association (SRA) decisions stemming from inquisitions started on or after 1 January 2008. Go to Check a solicitor's record. For information about the period before 1 January 2008, or to check a solicitors record, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, call +44 (0)121 329 6800. The regulator may monitor telephone calls for training purposes.
I am in need of some leasehold conveyancing in Wokingham. Before I set the wheels in motion I would like to find out the remaining lease term.
If the lease is registered - and 99.9% are in Wokingham - then the leasehold title will always include the basic details 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.
I invested in buying a 2 bed flat in Wokingham, conveyancing was carried out April 2012. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Wokingham with over 90 years remaining are worth £260,000. The ground rent is £45 yearly. The lease finishes on 21st October 2099
With just 74 years unexpired we estimate the premium for your lease extension to span between £8,600 and £9,800 as well as costs.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.