Why would I appoint a Thatcham conveyancing company when internet based conveyancers are so much cheaper?
By all means make sure that you compare conveyancing costs in Thatcham and you should seek a competitive fee calculation but don’t be focused with scouring the internet for the cheapest Thatcham conveyancer. Finding the right conveyancer can be the distinction between a smooth and a distressing house move. You need to ensure that you have expert guidance from a trusted lawyer. An e-mail can never be as helpful as a phone call and are no substitute for a one to one consultation. Our partner firms will appoint you a qualified and trusted conveyancing solicitor who can deal with your conveyancing from beginning to end, providing a level of personalised service that you are unlikely to received from an web based conveyancer. Our lawyers will contact you regularly to update you as to any developments and keep you informed. Should it ever be necessary to contact the firm you will know who you need to speak to and they will be sure you are in the know.
We are acquiring a brand new duplex in Thatcham and my conveyancer is telling me that she is duty bound to the lender to reveal incentives from the builder. I am nearing the developer’s deadline to exchange contracts and I don't want to delay deal. Is my lawyer right?
You should not exchange unless you have been advised to do so by your solicitor. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
I happen to be the sole beneficiary of my late mum's estate and I have everything in my name alone, including the house in Thatcham. Conveyancing formalities meant that the Land Registry date was in October. I now wish to sell up. I understand that there is a Mortgage Lenders six month 'rule', meaning my proprietorship will be treated the same way as though I had purchased the house in October. Will no one buy the property for half a year?
The CML handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be caught by that. How sensible a view banks take of it, depend on the lender as this requirement primarily exists to pick up on subsales or the wholesaling and assigning of property.
We were going to get a AIP from Yorkshire BS this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Yorkshire BS recommend any Thatcham solicitors on the Yorkshire BS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Thatcham solicitors independently although you'll need to choose one on the Yorkshire BS conveyancing panel. The solicitor represents both you and Yorkshire BS through the process.
Our offer on a detached house in Thatcham has been accepted, the owners do however have a tied purchase. The sellers have placed an offer on a property, but it’s not yet agreed to, and have viewings of other properties booked. I have instructed a local conveyancing solicitor in Thatcham. What should be my next step? At what point should I apply for the mortgage with Santander?
It is usual to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of £1k, then valuation, Thatcham conveyancing search costs, etc). First, you should check that your conveyancing practitioner is on the Santander conveyancing panel. Regarding the next stages this very much depends on the circumstances of your transaction, desire for the property and on the state of the market. In a hot market some home buyers will apply for a home loan with Santander and pay for the valuation and only if it was satisfactory would they request their conveyancer to move forward with searches.
The deeds to our home are lost. The solicitors who handled the conveyancing in Thatcham 10 years ago have long since closed. Will I be able to sell the house?
You no longer need to hold title deeds to prove you are the owner of your registered land or premises, as the Land Registry have everything they need in a digital format.
Given that I will soon spend hundreds of thousands of pounds on a garden flat in Thatcham I would like to talk to a solicitor regarding thehome move prior to instructing the firm. Can this be arranged?
Absolutely - we would be pleased to talk to you we do not take any clients on without you first talking to the lawyer who will be doing your conveyancing in Thatcham.There is no ‘factory style conveyancing’ - each client is an important individual, not a case reference. The practices that we put you in touch with believe that the fees you are provided with for your conveyancing in Thatcham should be the amount on the final invoice that you are charged.
I am hoping to purchase a repression house in Thatcham and the vendor demand completion within 28 days. Do property lawyers meet that timeframe? Would it be better to select a local Thatcham firm or an online firm that advertises to offer speedy conveyancing?
Visit your Thatcham high street. Pop in to a couple of companies and ask to see a conveyancing solicitor for a quote. Set out your requirements and try and obtain a commitment on deadlines. Appoint the firm that comes across as most genuine. You need to choose a property lawyer on the list of property lawyers approved by your bank.