Much to our surprise we have been notified by our estate agent that my Thatcham property lawyer is not on the bank Conveyancing panel. How can I be certain whether this is indeed the case?
You need to call your Thatcham conveyancer. You lawyer should advise you what has happened. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your bank.
We are soon to exchange buying a property in Thatcham but as a result of damage from a small fire at the property I have managed to agree recompense from the vendor in the sum of six thousand pounds by way of a deduction in the price. I had intended this to be addressed as part of a side agreement yet Skipton will not agree to this. Should they have been approached?
Any conveyancer being on the Skipton approved list is required to inform Skipton of any variations to the sale price. If you prohibit your solicitor to notify the reduction to Skipton then they would have to discontinue acting for you. In addition, Skipton and you would have to appoint a new solicitor for your conveyancing in Thatcham.
Should my lawyer be raising questions regarding flooding during the conveyancing in Thatcham.
The risk of flooding is if increasing concern for lawyers conducting conveyancing in Thatcham. Plenty of people will buy a house in Thatcham, fully expectant that at some time, it may be flooded. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Solicitors are not best placed to give advice on flood risk, but there are a numerous searches that can be initiated by the purchaser or on a buyer’s behalf which can figure out the risks in Thatcham. The standard information sent to a buyer’s lawyer (where the Conveyancing Protocol is adopted) incorporates a standard inquiry of the seller to determine whether the premises has historically flooded. If flooding has previously occurred which is not notified by the seller, then a purchaser may issue a claim for damages stemming from an inaccurate reply. A purchaser’s conveyancers should also order an enviro search. This should disclose if there is a recorded flood risk. If so, more detailed inquiries will need to be carried out.
I moved into my flat on 13 August and my personal details is yet to be on the land registry website. Need I be worried? My conveyancing solicitor in Thatcham said it will be concluded in a couple of weeks. Are properties in Thatcham uniquely lengthy to register?
As far as conveyancing in Thatcham is concerned, registration is no quicker or slower than the rest of England and Wales. Rather than based on location, timescales can vary according to the party submitting the application, whether it is in order and whether the Land registry have to notify any third persons or bodies. Currently in the region of three quarters of such applications are fully addressed within two weeks but some can be subject to protracted hold-ups. Historically registration is effected after the buyer is living at the premises thus 'speed' is not usually top priority but if there is a degree of urgency associated with the registration then you or your lawyers could speak with the land registry and explain the circumstances.
I am purchasing a new build house in Thatcham with a loan from National Westminster Bank. The sellers would not reduce the amount so I negotiated 6k of additionals instead. The estate agent suggested that I not to tell my solicitor about this extras as it may impact my loan with National Westminster Bank. Do I keep my lawyer in the dark?.
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.
In my capacity as executor for the estate of my grandmother I am disposing of a residence in Swansea but reside in Thatcham. My lawyer (approximately 300 miles from meneeds me to sign a statutory declaration ahead of completion. Could you suggest a conveyancing solicitor in Thatcham to witness this legal document for me?
Technically speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will be fine regardless of whether they are Thatcham based