We chose a Thatcham based firm for my conveyancing in Thatcham last week. Looking through the terms of engagement I notewe are liable for charges even if the movedoes not happen. Should I ditch them and appoint an internet solicitor practice who offer no-sale-no-fee conveyancing in Thatcham?
Generally there is a compromise along the lines that if "No Sale No Fee" is advertised then the conveyancing charges will generally be higher to offset the transactions that fail to complete. Do bear in mind that these offerings tend not to protect you from expenditure for example Thatcham conveyancing search charges.
Do the conveyancing lawyers identified via your search tool perform attended exchange conveyancing in Thatcham?
There are a few conveyancing specialists who can conduct personalised exchanges. You should call us to obtain a costs illustration and details as to availability.
What happens if my lawyer’s firm is expelled from the Nottingham Conveyancing panel ahead of completing my conveyancing in Thatcham?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
I'm purchasing my first flat in Thatcham with a mortgage from Lloyds TSB Bank. The builders refused to budge the amount so I negotiated five thousand pounds worth of extras instead. The sale representative suggested that I not disclose to my solicitor about the side-deal as it will put at risk my loan with Lloyds TSB Bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I have just appointed agents to market my basement apartment in Thatcham. Conveyancing is yet to be initiated, but I have just had a quarterly maintenance charge demand – should I leave it to the buyer to sort out?
The sensible thing to do is pay the invoice as you normally would given that all ground rent and service charges will be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I own a 1 bedroom flat in Thatcham, conveyancing formalities finalised 8 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent flats in Thatcham with over 90 years remaining are worth £255,000. The ground rent is £45 charged once a year. The lease ends on 21st October 2098
With 73 years remaining on your lease the likely cost is going to span between £8,600 and £9,800 plus costs.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed investigations. You should not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.
I have been recommended a conveyancing solicitor in Thatcham. I I would like to check if they are listed on the bank's conveyancing panel. Can you advise?
One option is to phone your lawyer to check if they are on the lender's panel. Alternatively please call us and we can investigate and revert. If they are not on the bank panel we we can help find a quality conveyancing solicitor in Thatcham on the panel for your mortgage company.