Our god-son is in the process of securing a new build apartment in Bracknell with a home loan from Barclays. His solicitor has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?
The form is intended to provide information to the main parties engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Barclays conveyancing panel as a standard part of the process, and to the valuer when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Barclays conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
As someone unfamiliar with conveyancing in Bracknell what’s your top tip you can give me concerning the legal transfer of property in Bracknell
You may not hear this from too many lawyers but conveyancing in Bracknell and elsewhere in Berkshire is often a confrontational process. In other words, when it comes to conveyancing there is plenty of room for friction between you and other parties involved in the transaction. For instance, the vendor, property agent and sometimes a lender. Appointing a law firm for your conveyancing in Bracknell should not be taken lightly as your conveyancer is your adviser, and is the SOLE person in the transaction whose role it is to act in your best interests and to protect you.
On occasion a potential adversary may attempt to persuade you that it is in your interests to do things their way. As an example, the estate agent may claim to be assisting by suggesting your solicitor is slow. Or your financial adviser may tell you to do take action that is contrary to your conveyancers guidance. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
I am told that my conveyancing solicitors will need to check that the building insurance for my purchase of a house in Bracknell. My lender is Virgin
Virgin have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 5/6/2026, the requirements read as follows :
Does a directory service exist listing Yorkshire BS panel conveyancers in Bracknell on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such directory service on the Council of Mortgage Lenders or Building Society Association websites. Very few banks make their panel listings available over the internet. If you are in need of a Bracknell conveyancing practitioner on the Yorkshire BS please use our facility.
We had instructed conveyancing lawyers based in Bracknell on the Lloyds solicitor panel. They are now charging me a further sum for handling the Lloyds mortgage. Is this an additional conveyancing fee set by Lloyds?
Unfortunately, so long as it is in their Terms of Engagement or estimate then yes your conveyancer is entitled to charge a fee for this. This fee is not set by Lloyds but by your Bracknell lawyer. Plenty of firms on the Lloyds panel will charge an ‘acting for lender’ fee and others do not.
It is not clear whether my lender requires a lease extension. I have telephoned my Bracknell bank branch on various occasions and was informed it wasn't an issue and they will lend. My Bracknell conveyancing solicitor - who is on the lender conveyancing panel- called to say that they refuse to lend in accordance with their specific requirements. I have no idea who is right.
Provided that the conveyancing practitioner is on the mortgage company panel, they must follow the Council of Mortgage Lenders’ Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
How does conveyancing in Bracknell differ for new build properties?
Most buyers of new build property in Bracknell come to us having been asked by the developer to sign contracts and commit to the purchase even before the premises is ready to move into. This is because house builders in Bracknell usually purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Bracknell or who has acted in the same development.
My brother is purchasing a ground floor flat in Bracknell. He was given a quote by the lawyer connected to the selling agents totaling £1385 . It was 9 years ago I sold and purchased a property and the bill was £just under five hundred pounds. Have charges really escalated to that extent?
We would recommend that you call a few local Bracknell conveyancing solicitors requesting prices. It is advisable to base your decision not only on cost, but on promptness and on how comprehensive the response is.