Please could you vouch for a The Royal Bank of Scotland sanctioned Wokingham conveyancing conveyancer finish our house move within under 3 weeks? Am I best advised to unstruct a high street Wokingham solicitor or a web based firm?

We would be happy to suggest some excellent Wokingham conveyancing firms. Another option is to visit the main road in Wokingham. Visit two or three firms and ask to see a conveyancing solicitor for a costs illustration. Mention your expectations together with the reasons and ask for an assurance on speed. Appoint the lawyer that you are most comfortable with.

What is your number one tip for finding a conveyancing solicitor in Wokingham

We would encourage you not to go for the cheapest Wokingham conveyancing costs illustration. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

I am assisting my sister sell her property in Wokingham. Will the solicitor commission the EPC or do I organise this?

Following the demise of Home Information Packs, energy assessments was retained a required part of moving property. An EPC needs to be commissioned in advance of the property being advertised. It is not something that conveyancers ordinarily arrange. Where you are using a Wokingham conveyancing solicitor they might be willing to arrange energy performance certificates given their relationships with long established Wokingham energy assessors

I am currently in the process of buying my council flat in Wokingham. I have a mortgage agreed with Nationwide. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nationwide, you will need to appoint a solicitor on the Nationwide conveyancing panel.

Will my solicitor be asking questions about flooding as part of the conveyancing in Wokingham.

The risk of flooding is if increasing concern for solicitors carrying out conveyancing in Wokingham. There are those who acquire a house in Wokingham, fully aware that at some time, it may be flooded. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or sell the premises. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.

Lawyers are not qualified to offer advice on flood risk, but there are a number of checks that may be carried out by the purchaser or on a buyer’s behalf which can give them a better appreciation of the risks in Wokingham. The conventional set of property information forms sent to a buyer’s solicitor (where the Conveyancing Protocol is adopted) includes a usual question of the owner to discover if the property has suffered from flooding. If flooding has previously occurred which is not notified by the seller, then a purchaser may bring a legal claim for losses as a result of such an incorrect response. A buyer’s solicitors will also conduct an environmental search. This will disclose whether there is any known flood risk. If so, more detailed investigations should be initiated.

How does conveyancing in Wokingham differ for newly converted properties?

Most buyers of new build residence in Wokingham approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the premises is built. This is because new home sellers in Wokingham tend to acquire 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 conveyancers 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 accustomed to new build conveyancing in Wokingham or who has acted in the same development.

I am looking for a flat up to £305k and identified one round the corner in Wokingham I like with open areas and station nearby, however it's only got 49 remaining years left on the lease. I can't really find anything else in Wokingham for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?

Should you require a mortgage that many years will be problematic. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least 2 years you can request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this matter.