Can you clarify what the consequences are if my solicitor is suspended from the Nottingham Solicitor panel ahead of completing my conveyancing in Bracknell?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
My bid for a property was accepted at auction in Bracknell. Conveyancing is needed. What are my next steps?
Now that you have exchanged you must instruct a conveyancing practitioner soon as you are faced with a pending a fixed date to complete the transaction. All auction property should have a bespoke legal set of papers. This will include evidence of title and search results. If you have purchased leasehold premises the auction papers should provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to a leasehold property. You should pass this on to the lawyer instructed by you as soon as possible. Do make sure that that you have the requisite funding in place to complete the transaction on the set completion date.
Completion of my purchase has taken place for my property in Bracknell. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I was told four weeks ago that my mortgage has been agreed to by Bank of Ireland. Is it usual for Bank of Ireland to only issue the offer once my solicitor in Bracknell is approved on their conveyancing panel? Bank of Ireland have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Bank of Ireland to deal with your lawyer's application to be on the Bank of Ireland conveyancing panel. There's no guarantee that your solicitor will be accepted.
The deeds to my house are lost. The conveyancers who handled the conveyancing in Bracknell 4 years ago are no longer around. What do I do?
In today’s world there are duplicates made of almost everything, and your lawyer will know precisely where to look for all the appropriate paperwork so you may purchase or sell your property without any difficulty. If duplicates are not available, your conveyancer can arrange cover in the form of insurance or indemnities against possible claims on your property.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in two weeks back in what was supposed to be a straight forward, no chain conveyancing. Bracknell is where the house is located. Can you shed any light on this issue?
Flying freeholds in Bracknell are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bracknell you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bracknell may ascertain 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.
I am looking into buying my first house which is in Bracknell and I am already nervous. I couldn't find anything specific about Bracknell. Conveyancing will be needed in due course but do you know about the Bracknell area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Bracknell. In the meantime here are some basic statistics that we found