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Conveyancing in Wokingham Q & A's

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Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 10/10/17

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.

What specific searches does a conveyancing solicitor in Wokingham carry out on a Wokingham flat?

A.

The customary conveyancing protocol is to obtain these searches - Local Authority Search, Drainage Search (Con29DW or personal) and Environmental as well as any specific local Wokingham searches, which might include Bankruptcy Search (K16).

Q.

We are anticipating to move out of our period home in Wokingham to a bigger dwelling in Winnersh . When to appoint a removals firm?

A.

We would usually advocate that you wait booking a removals company until the contracts have exchanged as generally an absolute date will not have accepted by both parties.

For more information try Bracknell Removals, 5 Headington Cl, Wokingham, RG40 1TE Telephone: 07814 010890 or Bishops Move (Wokingham) Ltd, Oaklands Business Centre/Oaklands Park, Wokingham, RG41 2FD on 0118 978 0111.

Q.

How many weeks does the conveyancing process usually require, according to your estimates? I am purchasing a home in Wokingham.

A.

For the majority of clients, the number of weeks taken to buy or sell a property varies, affected by several issues affecting the property, for example, if it is a leasehold property being transferred. Our conveyancing solicitors strive to ensure your sale or purchase is handled quickly, and to the highest standard of service.

Q.

Could the fees for my conveyancing incorporate any extra fees?

A.

Regrettably, hidden fees are not uncommon in conveyancing. Our solicitors do not hide any extra, hidden charges. Some firms only provide estimates disguised as quotes, meaning that you could pay much more when you complete.

Q.

We are going to buy with Topaz Finance, what will we need to consider?

A.

Purchasers should be aware that a small number of lenders have reduced their 'solicitor panel'. For purchasers, this can result in significantly greater legal costs. Homeward Legal are able to act for most lenders in the UK so that you will not be required to pay any additional legal fees to your lender's solicitor.

Q.

I am bidding at a property auction and need guarantee fast conveyancing, how could we speed up our move?

A.

It is a truism that contacting a proactive, diligent solicitor is the key to fast conveyancing. Ask these questions when identifying your conveyancer:

  • Are phone, fax and email their preferred methods of contact
  • Do they offer 'instant' online quotes?
  • Do they work on a 'no sale, no fee' basis?

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.