I am considering remortgaging my house in Bracknell, does my lawyer need to be on the Nationwide Solicitor panel?
There is nothing to stop you using your solicitor, but Nationwide will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
Me and my partner are buying a house in Bracknell. It might be a silly question but how we can trust a conveyancer? On the day of competition we will need to deposit funds into their account. What protection do we have from them run away with our deposit?
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.
My husband and I have organised the release of further funds on our home loan from Nationwide as we wish to conduct alterations to our property in Bracknell. Are we obliged to choose a bricks and mortar Bracknell solicitor on the Nationwide conveyancing panel to deal with the legals?
Nationwide would not normally require firms on their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Nationwide conveyancing panel.
Completion of my remortgage has taken place for my property in Bracknell. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are resolved 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.
Just acquired a detached house in Bracknell , What is the estimated time for the Land Registry to deal with the formalities evidencing my title? My Bracknell conveyancing solicitor has been painfully slow, so I want to be sure the registration is concluded.
There is nothing unique when it comes to conveyancing in Bracknell registration formalities. Rather than based on location, timeframes can adjust according to who lodges the application, whether there are errors and whether the Land registry communicate with any other persons or bodies. As of today approximately 80% of submission are completed within 12 days but some can be subject to longer hold-ups. Historically registration takes place after the new owner is living at the premises thus registration formalities is not always primary concern yet where it is urgent that the the registration takes place urgently then you or your solicitor can speak with the land registry and explain the circumstances.
I've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what should have been a straight forward, no chain conveyancing. Bracknell is where the house is located. Is there any advice you can impart?
Flying freeholds in Bracknell are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bracknell you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bracknell may decide 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 residence.
I bought a property in Bracknell last 22/11/2023 and to date it is still not registered with HM Land Registry. It was part of a new estate and my conveyancing practitioner told me that it may take 12 months to register. I have called HMLR directly and they have informed me the initial application was cancelled due to questions not being addressed in time. Do I need to be concerned?
It is your property lawyer that you should contact in order to satisfy any concerns which have been raised as part of the registration formalities for your Bracknell property. Normal Bracknell conveyancing practice includes an undertaking on the part of the seller's conveyancer that they will help resolve any requisition raised by HMLR so it may be a case of taking action to enforce that undertaking if necessary.