Is the fact that my conveyancer in Bracknell is not listed on my bank's solicitor panel that there is a problem with the standard of his work?

It would be unwise to jump to that conclusion. There are plenty of plausible explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Bracknell conveyancing firm and enquire why they are no longer on the approved list for your lender.

My wife and I are downsizing from our property in Bracknell and according to the buyers it appears that there is a risk of it being built on contaminated land. A local lawyer would know that there is no such problem. It does beg the question why the buyers used a nationwide conveyancing outfit as opposed to a conveyancing solicitor in Bracknell. Having lived in Bracknell for 5 years we know of no issue. Should we contact our local Authority to obtain confirmation that the buyers are looking for.

It sounds as though you may have a conveyancing firm currently acting for you. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)

I completed on my flat on 11 June and the transaction details is yet to be on the land registry website. Any reason for this? My conveyancing solicitor in Bracknell said it should be registered in less than a month. Are titles in Bracknell particularly slow to register?

As far as conveyancing in Bracknell is concerned, registration is no faster or slower than anywhere else in the country. Rather than based on location, timeframes can adjust depending on who lodges the application, whether there are errors and whether the Land registry communicate with any 3rd persons or bodies. As of today roughly 80% of submission are fully dealt with within 12 days but occasionally there can be longer delays. Historically registration takes place after the buyer has moved in to the premises thus an expedited registration is not always top priority yet if it is urgent that the the registration takes place urgently then you or your conveyancer must contact the land registry and explain the circumstances.

Yesterday I discovered that there is a flying freehold issue on a property I put an offer in two weeks back in what was supposed to be a straight forward, chain free conveyancing. Bracknell is the location of the property. What do you suggest?

Flying freeholds in Bracknell are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Bracknell you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bracknell may determine 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 property.

My husband and I may need to sub-let our Bracknell 1st floor flat temporarily due to a career opportunity. We instructed a Bracknell conveyancing firm in 2002 but they have since shut and we did not think at the time get any guidance as to whether the lease permits subletting. How do we find out?

A small minority of properties in Bracknell do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.

Leasehold Conveyancing in Bracknell - A selection of Questions you should ask Prior to Purchasing

The prefered form of lease arrangement is a share of the freehold. In this situation the tenants enjoy control and even though a managing agent is often employed if it is bigger than a house conversion, the managing agent is directed by the tenants. You will want to discover as much as you can regarding the company managing the block as they can either make living at the property much easier or uncomfortable. As the proprietor of a leasehold property you will be in the clutches of the managing agents from a financial perspective and when it comes to practical matters such as the cleanliness of the communal areas. Ask prospective neighbours what they think of their management. Finally, be sure you discover the dates that you are obliged pay the maintenance charge to the managing agents and precisely what you get for your money. What restrictions exist in the Bracknell Lease?