We are planning to acquire a property and need a conveyancing solicitor in Wokingham who is on the Principality solicitor panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Principality . We don't recommend any particular firms conducting conveyancing in Wokingham.
My aunt passed away six months ago and as sole heir and executor I was left the house in Wokingham. The house had a relatively small loan remaining of approximately £8000. I want to have the title changed into my name whilst I re-mortgage to HSBC, pay off the mortgage. Is this possible?
If you intend to re-mortgage then HSBC will insist on your using a conveyancer on the HSBC conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your HSBC conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the HSBC mortgage is registered as a charge at the Land Registry.
When it comes to lenders such as TSB, do Wokingham solicitors have to pay a fee to be on the conveyancing panel?
We are not aware of any lender fees to be on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.
I am buying a property in Wokingham. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Principality be concerned?
Given that you are obtaining a mortgage with Principality your lawyer must check the conveyancing requirements outlined in Part 2 of UK Finance Lenders’ Handbook for Principality. The CML Handbook includes minimum requirements for solar panel roof-space leases, and conveyancing practitioners are required to report to Principality where a lease fails to satisfy these conditions. The conditions relate to the installation of panels on properties nationwide and is not isolated to Wokingham.
I am due to exchange contracts on my house. I had a double glazing fitted in July 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, UBS are being difficult. The Wokingham solicitor who is on the UBS conveyancing panel is recommending indemnity insurance as a solution but UBS are requiring a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
As co-executor for the estate of my grandfather I am disposing of a property in Cardiff but live in Wokingham. My lawyer (who is 200 kilometers awayhas requested that I sign a statutory declaration prior to the transaction finalising. Can you recommend a conveyancing lawyer in Wokingham who can witness and place their company stamp on the document?
Technically speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will do regardless of whether they are located in Wokingham
I today plan to offer on a house that appears to be perfect, at a great figure which is making it all the more appealing. I have since been informed that the title is leasehold rather than freehold. I am assuming that there are issues buying a leasehold house in Wokingham. Conveyancing advisers have are soon to be appointed. Will they explain the issues?
Most houses in Wokingham are freehold rather than leasehold. In this scenario it’s worth having a local solicitor who is familiar with the area who can assist with the conveyancing process. It is clear that you are buying in Wokingham so you should seriously consider shopping around for a Wokingham conveyancing practitioner and check that they are used to dealing with leasehold houses. First you will need to check the unexpired lease term. As a leaseholder you will not be entirely free to do whatever you want to the property. The lease will likely included provisions for example obtaining the landlord’spermission to carry out changes to the property. It may be necessary to pay a service charge towards the maintenance of the communal areas where the house is located on an estate. Your conveyancer should report to you on the legal implications.
Leasehold Conveyancing in Wokingham - Examples of Queries before Purchasing
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Are there any major works anticipated that will add a premium to the service fees? Are any of leasehold owners in dispute over their service charge liability? It would be wise to discover if the the lease contains any unreasonable restrictions in the lease. For example it is very common in Wokingham leases that pets are not permitted in certain buildings in Wokingham. If you love the apartmentin Wokingham however your dog can’t make the move with you then you have a very difficult decision.
I was informed by my bank that their approved solicitors operate no completion no charge basis for conveyancing in Wokingham. I had a purchase abort and now the solicitors have requested search fees! They are stating that the fees are nothing to do with their fees!
in offering "no completion no fee" Wokingham conveyancing firms are writing off their fees for any work conducted. We must stress this is not to be regarded as an insurance scheme. you will still need to cover any charges that your conveyancer has outlayed for you for instance Wokingham local authority checks