We are buying a 3 bedroom apartment in Bracknell with a mortgage. We have a Bracknell lawyer, but the mortgage company advise he's not on their "panel". It appears that we have little option but to select one of the lender panel firms or continue with our Bracknell solicitor as well as pay for one of their panel lawyers to represent them. We regard this is unjust; are we not able to demand that the bank use our Bracknell lawyer ?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Bracknell conveyancing solicitor to apply to be on the conveyancing panel.
It is is a decade since I acquired my home in Bracknell. Conveyancing lawyers have recently been appointed on the sale but I am unable to find the deeds. Is this a major issue?
Don’t worry too much. First there is a possibility that the deeds will be with the lender or they could be archived with the lawyers who acted in your purchase. Secondly the chances are that the property will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers obtaining up to date copy of the land registers. The vast majority of conveyancing in Bracknell involves registered property but in the unlikely event that your home is unregistered it is more tricky but is resolvable.
My wife and I have recently appointed a conveyancing solicitor in Bracknell. I I would like to check if they are accepted on the Santander conveyancing panel. Could you assist?
The first thing to do is call your solicitor and enquire whether they can act for the lender. Alternatively please get in touch with Santander who may be able to confirm.
Are there restrictive covenants that are commonly identified as part of conveyancing in Bracknell?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Bracknell. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
About to purchase a new build apartment in Bracknell. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Bracknell
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Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in two weeks back in what should have been a quick, no chain conveyancing. Bracknell is the location of the property. Is there any guidance you can impart?
Flying freeholds in Bracknell are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bracknell you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bracknell may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.