lenderpanel

Find a Bracknell Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Bracknell? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Bracknell home move at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Bracknell conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Bracknell

Can I use your services to locate a Conveyancing solicitor in Bracknell even where I’m not purchasing or disposing of a house, for instance if I want to acquire a shop in Bracknell with a loan from Santander?

The service is primarily there to help choose domestic conveyancing solicitors in Bracknell but we have recorded towards the bottom of this page some Bracknell commercial conveyancing firms. You should speak with the firm directly to see if they are also authorised to represent Santander

The Bracknell conveyancing firm that I appointed last week on my purchase in Bracknell have without warning shut down. They were on acting for me because I needed a solicitor on the Santander conveyancing panel and my family Bracknell lawyer was not. I paid them money on account. What should be my next steps?

If you have an estate agent involved then let them know straight away so that they advise the vendors 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 Santander 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.

Over the last few months I have been searching for a ground for flat up to £195,000 and identified one near me in Bracknell I like with a park and railway links nearby, however it's only got 49 years on the lease. I can't really find anything else in Bracknell suitable, so just wondered if I would be making a grave error buying a lease with such few years left?

Should you require a mortgage the remaining unexpired lease term will be an issue. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least 2 years you can request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this.

I was pointed in your direction by numerous property agents in Bracknell to select a property lawyer on your site. Is there a financial inducement for Estate Agents to market your site rather than a competitor’s?

We don’t give any financial incentive for sending work to this site. We thought it would be too underhand to pay a commission because a client could think, ‘Why is the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.

Do you have any advice for leasehold conveyancing in Bracknell from the point of view of speeding up the sale process?

  • Much of the frustration in leasehold conveyancing in Bracknell can be reduced if you appoint lawyers as soon as you market your property and request that they start to collate the leasehold documentation which will be required by the purchasers’ lawyers.
  • If you hold a share in a the freehold, you should ensure that you have the original share certificate. Organising a re-issued share certificate is often a time consuming process and delays many a Bracknell conveyancing transaction. Where a reissued share certificate is needed, you should approach the company director and secretary or managing agents (where relevant) for this as soon as possible. If there is a history of conflict with your landlord or managing agents it is essential that these are settled before the property is put on the market. The purchasers and their solicitors will be warry about purchasing a flat where there is an ongoing dispute. You may need to swallow your pride and pay any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the buyers, but it is better to reveal the dispute as over as opposed to ongoing. In the event that you altered the property did you need the Landlord’s consent? Have you, for example installed wooden flooring? Most leases in Bracknell state that internal structural changes or installing wooden flooring necessitate a licence issued by the Landlord approving such changes. Where you dont have the approvals to hand do not communicate with the landlord without contacting your lawyer in the first instance.

I own a 2 bed flat in Bracknell, conveyancing was carried out November 2003. Can you work out an approximate cost of a lease extension? Similar flats in Bracknell with a long lease are worth £180,000. The average or mid-range amount of ground rent is £65 yearly. The lease runs out on 21st October 2080

With just 59 years unexpired we estimate the price of your lease extension to span between £20,900 and £24,200 plus costs.

The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.

Last updated

Find out more about how flying freehold can affect your the value of a property.