I am not well enough to travel far from Bracknell. Please explain the reason why all Bracknell conveyancers are not on all bank panels?
Even though it may seem unfair for banks to limit who can represent them, from the public’s or solicitor’s point of view, the other side of the coin is that mortgage companies are becoming ever more anxious and consider it imperative to defend themselves against mortgage fraud. As a consequence of this concern lenders have restricted their panel of approved conveyancing lawyers to a size that they are happy to control.
Why is leasehold purchase conveyancing in Bracknell is more expensive?
Bracknell leasehold properties involve far more paperwork than a freehold purchase, and therefore takes more time to examine and advise upon.Conveyancing will involve the lease having to be checked which is usually a lengthy document, queries raised to ensure that the covenants and conditions have been observed. If it is a flat there will be a management company in existence and the accounts of this will need to be checked and enquiries raised to ensure it is operating efficiently and that all monies due have been paid by the Seller to the company and if not ensuring that money is paid up to date or the appropriate undertakings obtained.
The Bracknell conveyancing lawyers that I recently instructed on my purchase in Bracknell have without warning closed. They were on acting for me because I had to have a lawyer on the UBS conveyancing panel and my preferred Bracknell lawyer was not. I paid them 275 plus VAT on account. What do I do now?
Assuming that you have an Estate Agent in the equation then inform them immediately so that they can let the sellers know that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the UBS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to help.
We are purchasing a apartment in Bracknell. I might seem paranoid but how we can trust a lawyer? At some point we have to send money into their account. What is the protection we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
There are plenty of conveyancing solicitors in Bracknell but how do I know who's good?
Do not opt for the cheapest Bracknell conveyancing quote. You really do get what you pay for when it comes to conveyancing solicitors. 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 ahead of time.
I have paid off my mortgage with Leeds Building Society. I assume I don't need a Bracknell property lawyer on the Leeds Building Society panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Leeds Building Society mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Leeds Building Society mortgage from the register. Leeds Building Society, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Leeds Building Society has sent the Land Registry the discharge electronically, and
- Leeds Building Society has instructed the Land Registry to do so
I used Wolstenholmes several years ago for my conveyancing in Bracknell. Now, I need the documents but the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Bracknell of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I have been advised by many estate agents that it can take up to two months for Bracknell conveyancing to complete.This was a month ago. The paperwork was only forwarded from the vendors conveyancing practitioner yesterday so does the time start running now?
There is no conventional timeframe for conveyancing in Bracknell, or any area in the UK. You simply have to make sure your finances are in order and in due course the rest will come to you eventually.