My financial adviser has asked me for my Thame solicitor’s panel reference for the Nationwide conveyancing panel. What is the best way to find this out. I have e-mailed my local Thame office but they cant find it on their system.
You are best placed to get this information from your Thame lawyer . Most Thame conveyancing firms will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.
I have today made my last payment due on my mortgage with HSBC. I assume I don't need a Thame solicitor on the HSBC panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your HSBC mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the HSBC mortgage from the register. HSBC, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where HSBC has sent the Land Registry the discharge electronically, and
- HSBC has instructed the Land Registry to do so
It is not clear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Thame bank branch on various occasions and was told they are content with the situation and they will lend. My Thame conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.
Provided that the lawyer is on the lender approved list, she or he must adhere to the Council of Mortgage Lenders’ Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Our sealed bid on a semi in Thame has been accepted, the owners do nevertheless have an associated purchase. The vendors have offered on a flat, however it’s not yet agreed to, and are looking at other properties booked. I have chosen a high street conveyancing solicitor in Thame. What do I do now? When do I get the mortgage application with UBS started?
It is normal to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is approx £1k, then survey, Thame conveyancing search fees, etc). The first thing to do is ensure that your conveyancer is on the UBS conveyancing panel. Concerning the subsequent stages this very much depends on the uniqueness of your transaction, desire for this property and on the state of the market. During a buoyant market the majority of buyers would apply for a home loan with UBS and pay for the valuation and only if it comes back ok would they request their lawyer to move forward with the conveyancing in Thame.
My relative recommended that if I am purchasing in Thame I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is usually included in the estimate for your Thame conveyancing searches. It is not a small document of about 40 pages, listing and setting out important information about Thame around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with plans and statistics, Local Amenities and other useful information about Thame.
It has been four months since my purchase conveyancing in Thame took place. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Given that I will soon part with £400,000 on a terraced house in Thame I wish to talk to a solicitor about myhouse move before instructing the firm. Is this something that you can arrange?
We could not agree more - it is our preference to talk to you we do not take any clients on without you liaising with the solicitor who will be doing your property ownership legalities in Thame.There is no ‘factory style conveyancing’ - each client is an important individual, not a matter number. The law firms that we put you in touch with believe that the figure you are calculated and presented to you for your conveyancing in Thame should be the figure that you end up paying.
I own a leasehold house in Thame. Conveyancing and Godiva Mortgages Ltd mortgage organised. I have received a letter from someone claiming to own the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1992. The conveyancing practitioner in Thame who previously acted has long since retired. Any advice?
The first thing you should do is contact HMLR to make sure that the individual purporting to own the freehold is in fact the registered owner of the freehold reversion. It is not necessary to incur the fees of a Thame conveyancing firm to do this as you can do this on the Land Registry website for less than a fiver. You should note that regardless, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Thame Leasehold Conveyancing - Examples of Queries before Purchasing
-
Who manages the building? What is the service charge and ground rent on the property? You should want to discover as much as possible regarding the company managing the block as they can either make life much easier or problematic. As the proprietor of a leasehold property you are often at the mercy of the managing agents both financially and when it comes to daily matters like the cleanliness of the communal areas. Enquire of other tenants whether they are happy with them. On a final note, find out the dates that you are obliged pay the maintenance charge to the appropriate party and specifically how they are spending the funds.