As someone clueless as to conveyancing in Thame what’s the number one tip you can impart concerning the legal transfer of property in Thame
You may not hear this from too many lawyers but conveyancing in Thame and elsewhere in Oxfordshire is often a confrontational experience. Put another way, when it comes to conveyancing there exists plenty of room for confrontation between you and other parties involved in the house moving process. For instance, the vendor, estate agent and sometimes a lender. Choosing a solicitor for your conveyancing in Thame an important selection as your conveyancer is your adviser, and is the ONE person in the legal process whose responsibility is to protect your legal interests and to protect you.
We are witnessing a definite ongoing adversarial element to conveyancing- someone has to be at fault for the process being so protracted. We recommend that you must always trust your conveyancer above all other parties in the home moving process.
How does conveyancing in Thame differ for new build properties?
Most buyers of new build premises in Thame come to us having been asked by the seller to sign contracts and commit to the purchase even before the property is ready to move into. This is because builders in Thame typically buy the real estate, 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 Thame or who has acted in the same development.
Should I be suspicious about estate agents that I am dealing with are suggesting an internet conveyancing firm rather than a local Thame conveyancing firm?
As with many professional services, often input from connections can be extremely useful or valuable. Nevertheless there are numerous parties with a vested interest in a conveyancing deal; estate agents, mortgage brokers and mortgage companies might all recommend solicitors to select. Sometimes these solicitors might be known to one of the organisations as one of the best in their field, but sometimes there behind the scenes financial incentive behind the recommendation. You are free to choose your own conveyancer. You need to be aware that the majority of mortgage providers operate an approved list of solicitors you have to use for the lender aspect of your transaction.
My husband and I are novice buyers - had an offer accepted, yet the agent advised that the owners will only proceed if we use the agent's preferred lawyers as they are insisting on a ‘quick sale’. Our preferred option is to instruct a high street conveyancer accustomed to conveyancing in Thame
It is improbable the owners are behind this. Should the seller desire ‘a quick sale', turning down a serious purchaser is not the way to achieve this. Speak to the owners direct and make the point that (a)you are motivated purchasers (b)you are ready to go, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)however you will continue to appoint your preferred Thame conveyancing lawyers - not the ones that will give their negotiator at the agency a referral fee or achieve conveyancing figures demanded by HQ.
Do you have any advice for leasehold conveyancing in Thame with the intention of saving time on the sale process?
- Much of the delay in leasehold conveyancing in Thame can be avoided if you appoint lawyers as soon as your agents start advertising the property and request that they start to collate the leasehold information needed by the buyers’ solicitors. If you have had conflict with your landlord or managing agents it is very important that these are settled prior to the flat being put on the market. The purchasers and their solicitors will be reluctant to purchase a flat where there is an ongoing dispute. You may have to bite the bullet and discharge any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the buyers, but it is clearly preferable to present the dispute as historic rather than unsettled. If you are supposed to have a share in the freehold, you should ensure that you have the original share certificate. Obtaining a new share certificate can be a time consuming formality and frustrates many a Thame home move. If a reissued share certificate is required, you should approach the company officers or managing agents (if relevant) for this as soon as possible. You may think that you are aware of the number of years left on your lease but it would be advisable double-check by asking your conveyancers. A buyer’s conveyancer will not be happy to advise their client to to exchange contracts if the remaining number of years is under 80 years. In the circumstances it is important at an as soon as possible that you consider whether the lease term for your property needs extending. If it does, contact your solicitors before you put your home on the market for sale.
Leasehold Conveyancing in Thame - A selection of Queries Prior to Purchasing
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The best form of lease structure is a share of the freehold. In this scenario the leaseholders benefit from control and even though a managing agent is frequently employed where the building is bigger than a house conversion, the managing agent is directed by the tenants. Generally speaking the cost for major works are not included within service charges, although a few managing agents in Thame ask leaseholders to contribute towards a reserve fund and this is used to offset against larger repairs or maintenance. Be sure to discover if there is anything that is prohibited in the lease. For example it is reasonably common in Thame leases that pets are not permitted in certain buildings in Thame. If you like the flatin Thame but your dog is not allowed to make the move with you then you have a very difficult decision.
I purchased a property in Thame last 29/12/2023 and to date it is still not registered with HM Land Registry. It was part of a new estate and my solicitor told me that it may take 12 months to register. I have contacted HM Land Registry directly and they have informed me the initial application was cancelled due to failure to reply to requisitions. Do I need to be concerned?
get in touch with your conveyancing practitioner - Where you are unsatisfied with the responses, enquire as to their firm’s complaints procedure and escalate your concerns to a Complaints Manager. Registrations for Thame conveyancing are not known to be significantly delayed.