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Conveyancing in Bracknell Q & A's

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Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 15/04/18

Transport and public service information if you’re buying or selling residential property in Bracknell -

By road: Bracknell is served by the A322, A329, A332 and A3095. By rail: The nearest train station is Bracknell. By air: Because of Bracknell’s proximity to London, there are several accessible airports: Blackbushe Airport (9 miles), TAG London Farnborough Airport (12), London Heathrow Airport (15), Wycombe Air Park (20), Northolt Jet Centre (32), Redhill Airport (37), London Heliport (39), London Gatwick Airport (43), and London Biggin Hill Airport (48 miles).

Hospital: Royal Berkshire, Craven Road, Reading, RG1 5AN. Council: Bracknell Forest (www.bracknell-forest.gov.uk).

Attractions: As well as accessibility to London’s attractions, Bracknell as Dinton Pastures Country Park, Lily Hill Park, Look Out Discovery Centre, and Westmorland Park.

Q.

We have found a buyer and have what looks like a very reasonable quote from you, but will there be any extra charges?

Homeward Legal will not charge any extra fees. Some websites offer unrealistically low 'quotes' which are in fact estimates, which could be totally different to your final invoice. Our quotes are very clearly laid out so that you know exactly what you are being charged in fees and what in disbursements. Try our quote calculator, or call our team of conveyancing experts on 0800 038 6699 to obtain your fixed-fee quote backed up with our ‘No Completion, No Fee’ guarantee.

Q.

We are planning to buy a semi-detached house in Bracknell. How can we check whether the residence is in a conservation area?

There will be several locations in or near Bracknell that will be designated as areas of conservation, which are regions of architectural or historical importance. As a result, the council will impose restrictions on what you can or can’t do to your property (e.g. replacement windows and external doors, or putting up a satellite dish) without the adequate permissions from the planning authority. These restrictions will inevitably add to your upkeep costs, but there are also benefits from living in a conservation area, such as your property being easier to sell.

Q.

Do your solicitors perform the conveyancing on auction properties in Bracknell?

Our solicitors, accredited under the Conveyancing Quality Scheme, frequently carry out work for auction-buyers and –sellers at both national and local property auctions. We usually recommend that buyers instruct an affordable conveyancing firm prior to the date of the auction to give enough time for a thorough investigation of the auction legal papers. Then, following the auction day, your Homeward Legal conveyancing lawyer will be geared up to conclude the legal work in the reduced timeframe as usually required for auctioned properties. Give Homeward Legal’s team of auction specialists a call on 0800 038 6699 to talk about your needs and to get a fixed-fee quote covering your planned bid.

Q.

Which environmental factors could affect land in Bracknell?

Properties in Bracknell could be contaminated by a broad range of environmental factors, such as sand or clay quarries, local mining activity, or proximity to waste management sites, as well as historical industrial or agricultural use. An environmental search, ordered by your conveyancing solicitor, will give more clarity on the known state of the soil, the surrounding land in general, and any likely issues with local contaminants.

Q.

What is the council tax on a Forties, end-of-terrace home in Bracknell?

Conventionally a report on title will give detail the appropriate Bracknell Forest council tax band, which is dependent on rigid rules covering the value of the property. The latest charges for homes in Bracknell are tabled on the Bracknell Forest local authority website (see the top of these FAQs for a link). For the 2016/2017 tax year, the tax rates for Bracknell were:

  • Band A - £939.94
  • Band B - £1,096.60
  • Band C - £1,253.26
  • Band D - £1,409.92
  • Band E - £1,723.23
  • Band F - £2,036.55
  • Band G - £2,349.86
  • Band H - £2,819.84

Retrieved on 17 March 2017

Q.

Should we get a surveying expert to examine this house we want in Bracknell?

Homeward Legal recommends that property-buyers arrange for a building survey to be carried out, regardless of the age or superficial look of the house, if you are planning to buy in Bracknell. A wide range of problems can affect a property (for example, blocked drains, poor ventilation, cracked walls, etc.). These will not be reported

on by a solicitor as part of the conveyancing. It therefore makes perfect sense to get an expert to check the structure over so you know what you are buying.

Q.

We are on a very short deadline for buying our new home in Bracknell, and we need to ensure a fast conveyancing transaction. What can we do to accelerate the process?

Critical to ramping up the speed of the conveyancing is to instruct a proactive, communicative and diligent lawyer, such as those at Homeward Legal. When considering which firm you want to go with, you should think about the following questions:

  • Do they offer 'instant' online quotes?
  • What methods of communication do they use? Posting documents can adds days of waiting to a purchase.
  • How soon will they order searches?
  • Do they offer a ‘No Completion, No Fee’ protection?

At Homeward Legal, all our lawyers are incentivised to communicate across the length of the property chain in order to actively remove delays and hurdles. They are backed up by state-of-the-art information management systems, fully-integrated with various bodies such as the Land Registry and HMRC. Why not give us a call on 0800 038 6699 to discuss your specific needs and to obtain your fixed-fee quote?

Q.

How many mortgage-lenders in Bracknell do you work with?

Most mortgage-lenders in Bracknell are on our panels. Lenders and mortgage specialists in Bracknell include:

  • Magical Mortgages, 24 Scott Terrace, Bracknell, RG12 2QA
  • Independent Mortgage Consultancy Ltd., Summit House, London Road, Bracknell, RG12 2AQ
  • Santander Bank, 42-44 High Street, Bracknell, RG12 1LL
Q.

How many weeks will it take my assigned conveyancer to get through all of the conveyancing work on the top floor of new build home we are thinking of buying?

A.

The conveyancing process can take anywhere between around a month and 12 weeks, which can depend on any number of issues e.g. the speed of the vendor's property lawyer, or the speed of the local authority.

Our highly conveyancers are exceptionally proactive with the aim of completing as rapidly as achievable.

Q.

My local agent has named the law firm whom they usually use. Should I use this solicitor?

A.

It is common practice for agents to endorse a conveyancing firm. Such referrals should be considered carefully, as an agent may select the conveyancer who pays out the highest referral fee, not the best value for you.

Q.

What would our conveyancing searches cost?

A.

Bracknell conveyancing searches ranges in cost. Searches are paid out to a 3rd party.

Q.

How many lenders in Bracknell do you work with?

A.

Most lenders in Bracknell are on our panels. Lenders and mortgage specialists in Bracknell include Magicalmortgages.co.uk, 24 Scott Ter, Bracknell, RG12 2QA, and Independent Mortgage Consultancy Ltd, Summit House/London Rd, Bracknell, RG12 2AQ.

Q.

What can a Bracknell conveyancing solicitor do when the building is located in a local authority conservation area and has conspicuous cladding fitted?

A.

A conveyancing solicitor will carry out searches identify if the property is affected by a conservation area, and if so whether any alterations have the appropriate permissions from the local authority.

Q.

Which environmental factors will affect land in Bracknell?

A.

Property would be contaminated by a broad range of environmental factors, such as sand or clay quarries. An environmental search can give more clarity.

Q.

When I am buying a property near a 13th Century rectory manor in Bracknell, is it advisable that we get a chancel search?

A.

Property owners proximate to specific local church buildings are expected to contribute towards repairs, as a result of chancel repair liability. Owners who have bought property prior to 2003 may be totally unaware that a liability exists if a chancel search was not carried out. The solicitor acting on your behalf will be able to advise as to whether a chancel search is necessary. Church properties in the area include Eternity Bullbrook, Holly Spring Junior School, Harmans Water St Paul's, Holy Trinity and Mosaic, Garth Hill College.