As someone not used to the Bracknell conveyancing process what’s the number one tip you can give me for the legal transfer of property in Bracknell
Not many law firms or advisers will tell you this but conveyancing in Bracknell and elsewhere in England and Wales is an adversarial experience. In other words, when it comes to conveyancing there is lots of opportunity for conflict between you and others involved in the transaction. E.g., the seller, property agent and even potentially a lender. Selecting a lawyer for your conveyancing in Bracknell is a critical decision as your conveyancer is your adviser, and is the SOLE person in the legal process whose interest is to protect your legal interests and to protect you.
Sometimes a third party with a vested interest will attempt to sway you that you should follow their advice. For example, the property agent may claim to be helping by claiming that your solicitor is slow. Or your financial adviser may tell you to do take action that is against your solicitors guidance. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
Having invested time scouring moneysavingexpert.com for an affordable solicitor in Bracknell, most comment that I should use a CQS assured lawyer. What is CQS?
Bracknell Conveyancing Quality Scheme practices have been granted certification by the law Society CQS was created to establish evidence of quality standards in the in the legal transfer of properties. CQS helps home movers to recognise practices who provide a quality residential conveyancing. Bracknell is one of the many areas in England and Wales in which CQS are located. The conveyancing scheme obliges law firms to undergo a strict assessment, compulsory training, self-reporting, random audits and annual reviews in order to maintain CQS status. It is open only to members of the Law Society who meet the demanding standards set by the scheme and has the support of the Council of Mortgage Lenders.
A friend suggested that where I am buying in Bracknell I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is usually quoted for as part of the standard Bracknell conveyancing searches. It is a large document of more than thirty pages, listing and detailing important information about Bracknell around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Bracknell Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with plans and statistics, Local Amenities and other useful data concerning Bracknell.
We're FTB’s - agreed a price, yet the property agent advised that the vendor will only proceed if we instruct their chosen solicitors as they want an ‘expedited deal’. We would rather use a family solicitor who is familiar with conveyancing in Bracknell
It is unlikely the owners are driving this. Should the seller require ‘a quick sale', turning down a serious purchaser is not the way to achieve this. Contact the vendors directly and make the point that (a)you are keen to buy (b)you are ready to progress, with finances in place © you are chain free (d) you wish to move quickly (e)however you intend to instruct your preferred Bracknell conveyancing lawyers - not the ones that will give the negotiator at the agency a referral fee or meet his conveyancing targets demanded by HQ.
Should local authority permission be needed to split a single dwelling into two appartments in Bracknell? This has occurred to a property adjacent to my house in Bracknell and was unaware of the conversion until after the works were complete.
Planning Permission yes. Building Reg Approval yes.