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Conveyancing in Wokingham Q & A's

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By

Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 18/01/18

Transport and public service information if you’re buying or selling residential property in Wokingham ;

By road: Wokingham is served by the M4, A321, A329(M) and A380. By rail: The nearest train station is Wokingham. By air: The closest airports to Wokingham are: Blackbushe Airport (8 miles), TAG London Farnborough Airport (12), Wycombe Air Park (22), London Heathrow Airport (23), Northolt Jet Centre (32), Redhill Aerodrome (43), Elstree Aerodrome (46), and London Gatwick Airport (44 miles).

Hospital: Wokingham, 41 Barkham Road, Wokingham, RG41 2RE. Council: Wokingham Borough (www.wokingham.gov.uk).

Attractions: Dinton Pastures Country Park, Keephatch Park Nature Reserve, and Cantley Park.

Q.

Do you recommend using your solicitors to deal with the conveyancing for auction properties in Wokingham?

Our solicitors, members of the Conveyancing Quality Scheme, regularly do conveyancing for both buyers and sellers at local and national auctions. Prepared auction-buyers will always formally instruct their conveyancing lawyer as soon as they can for a detailed report of the legal documents well before the actual auction.

If you want to talk to one of our auction experts, you could call them on 0800 038 6699 to discuss your needs.

Q.

What can we do to take advantage of Stamp Duty reduction schemes for the purchase of a large house in Wokingham?

Homeward Legal do not recommend you getting involved in any form of stamp duty avoidance scheme, as such schemes are highly expensive and very risky, and could cost you thousands of pounds in penalties later on.

The government occasionally run schemes to assist in the purchase, such as a reduction in stamp duty for first-time buyers. Your solicitor can tell you if any such schemes are currently running, and whether you are eligible to take advantage of them.

Q.

Do you advise us to get a chancel liability search? We are buying a Wokingham flat by a parochial glebe.

Owners of property near to church property must contribute towards the cost of repairs, where chancel repair liability exists. Parochial Church Councils in Wokingham must have registered their interest over property, thereby simplifying the chancel search process. However, it is still not a straightforward task because, while a church council might have registered an interest, the previous owners of your property might not have been charged anything to date. This should not be taken as the council’s standard approach. Your conveyancing solicitor will suggest an appropriate indemnity policy to address the risk associated with chancel liability.

Wokingham Church of England properties include:

  • All Saints, Wiltshire Road, Wokingham, RG40 1UE
  • St. Sebastian’s, Nine Mile Ride, Wokingham, RG40 3AT
  • St. Paul’s, Reading Road, Wokingham, RG41 1EH
  • The Community Church of St. Nicholas, Emmbrook Road, Wokingham, RG41 1JW.
Q.

How much will the council tax be on a Fifties, end-of-terrace, Band D house we’re buying in Wokingham?

You will be provided with the information on the house’s council tax band within the conveyancer's title report. Up-to-date rates for properties in Wokingham are published on the Wokingham Borough council website. For the 2017/2018 tax year, the rates for Wokingham Town were:

  • Band A - £1,096.18
  • Band B - £1,278.87
  • Band C - £1,461.58
  • Band D - £1,644.27
  • Band E - £2,009.67
  • Band F - £2,375.05
  • Band G - £2,740.45
  • Band H - £3,288.54

Retrieved on 27 March 2017

Q.

We ideally want to complete on the selling of our auctioned house in Wokingham within 28 days, but are you fast-working solicitors?

Frankly, some house-buying and -selling solicitors are simply dilatory when it comes to the conveyancing process, often preferring to defer to delay-inducing methods, such as letter-writing instead of using electronic means such as email or fax. This only serves to add huge stress and worry to the already protracted process of moving house. At Homeward Legal, our property lawyers’ approach is to employ cutting-edge fast-response systems. More importantly, we always allocate you a solicitor trained to communicate throughout the buyer and seller chain, and to work diligently at removing obstacles and mitigating the impact of issues as they arise. Try our quote calculator, or call the team on 0800 038 6699 for your fixed-fee quote.

Q.

What type of conveyancing searches in respect of the risk of flooding in the Berkshire area will the lawyer request for a Victorian property in Wokingham that we are going to buy?

A lawyer makes an application for a standard set of conveyancing searches that will include an environment search. This will provide data on the historical situation regarding the flood-risk in the Wokingham area. A substantially more specific, dedicated flood-risk search, such as the one at Homecheck, may be recommended by your solicitor if the results of the environmental search show that there is a significant risk of flooding. This inexpensive cost – around £20 – is a disbursement and will be passed on to you at cost.

Q.

How many weeks does the conveyancing process usually require for a home we are purchasing in Wokingham?

The number of weeks taken to buy or sell a property varies, and is dependent on several issues affecting the property (for example, if it is a leasehold property being transferred). Our conveyancing solicitors at Homeward Legal strive to ensure your sale or purchase is handled quickly, and to the highest standard of service, with a maximum duration of just six weeks. Give our waiting team a call on 0800 038 6699 for your free, fixed-fee quote and to address any further questions you may have about your move.

Q.

Which Wokingham lenders do your conveyancing solicitors work with, and which panels you are on?

Homeward Legal have worked with the majority of lenders serving buyers in Wokingham. This means that we can represent their legal responsibilities when it comes to furnishing you with your mortgage, so that they don’t pass on these costs to you. The lawyer handling the work for your Wokingham purchase will be able to carry out any relevant lender-imposed searches or checks. Local lenders and mortgage specialists in Wokingham include:

  • NatWest Bank PLC, 5 Broad Street, Wokingham, RG40 1AX
  • AFP Mortgages and Protection, 119 Barkham Ride, Finchampstead, Wokingham, RG40 4EP
  • Premier Financial Services, 4 Anvil Court, Denmark Street, Wokingham, RG40 2BB
Q.

Do you recommend your solicitors to deal with the conveyancing for auction properties in Wokingham?

A.

Our CQS solicitors regularly do the legal conveyancing buyers and sellers at auction. Our highly qualified property lawyers have in the past acted for numerous buyers at regional auctions including Acuitus, Allsop (Commercial), Allsop (Residential), Auction House London, Award Property, Barnett Ross, Baxtons, Brendons Auctioneers, Countrywide Property Auctions and Drivers Norris.

Prepared auction buyers tend to formally instruct the conveyancing lawyer asap for a detailed report of the documents well before the actual auction. Q.

What precautions can we take to avoid paying stamp duty to HM Revenue?

A.

We do not recommend clients undertake any stamp duty reduction scheme, as such schemes are often uneconomical and the HMRC can review a scheme up to 6 years after a sale is completed .

Q.

Do you advise that we get a chancel liability search? I am buying a Wokingham flat by a glebe.

A.

Owners of property near to church property in the locality must contribute towards the cost of repairs, where chancel repair liability exists. Parochial Church Councils in Wokingham must register their interest over property by October 2013, simplifying the chancel search process. Your conveyancing solicitor will suggest an appropriate indemnity policy to address chancel liability. Wokingham Church of England properties include All Saints, St Sebastian, St. Paul and The Community Church of St Nicholas, Emmbrook.

Q.

What is the explanation why conveyancing takes so long?

A.

The conveyancing process in Wokingham will occasionally be delayed for a variety of reasons. Some causes are out of the solicitor's hands, Homeward Legal, however, know how stressful these delays can be and work hard to lessen the impact of these delays by chasing for prompt responses. There are numerous reasons for delay, such as waiting for responses from third parties.

Q.

Should I choose a firm of solicitors suggested by the local agent?

A.

The agent will often suggest one or more conveyancing firms. Such referrals need to be weighed up against alternatives, including online or local firms, as an agent may select whichever firm pays the most per referral, not a firm with local expertise and a solid reputation.

Q.

We ideally want to complete on the selling of our auctioned house within 28 days, are you a fast solicitor in Wokingham ?

A.

Frankly some house buying and selling solicitors are simply dilatory which adds huge stress and worry to the protracted process of buying and selling.

Our property lawyers method is to employ cutting edge fast response systems .

More importantly , we always allocate you a solicitor trained to communicate throughout the buyer and seller chain .

Q.

Do we need a house survey?

A.

It is suggested that purchasers in Wokingham instruct a property surveyor to carry out a survey. There are many concerns that have a negative impact on a property, such as wet rot. These will not be reported on by a solicitor.