Can you recommend a Virgin Money accepted Theale conveyancing lawyer who can have us moved in within two weeks? Would it be better to use a local Theale firm or a web based conveyancer?
We can recommend some very good Theale conveyancing firms. You can also walk up the main road in Theale. Approach a couple of law practices and request to speak with a conveyancing solicitor for a quote. Mention your requirements together with your reasons and ask for an assurance on your deadline. Appoint the one that appears most efficient.
We are selling our house in Theale and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. A high street Theale lawyer would know this is not the case. It does beg the question why the purchasers used a web based conveyancing firm rather than a conveyancing solicitor in Theale. We have lived in Theale for many years we know of no issue. Is it a good idea to get in touch with our local Authority to seek clarification that the buyers are looking for.
It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
Me and my brother have a 4 bedroom Edwardian property in Theale. Conveyancing practitioner represented me and Britannia. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, another for leasehold with the exact same property. If a house is not a freehold shouldn't I have been informed?
You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Theale and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the position with the conveyancing practitioner who completed the work.
How does conveyancing in Theale differ for new build properties?
Most buyers of new build premises in Theale come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the residence is constructed. This is because house builders in Theale 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 property lawyers 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 used to new build conveyancing in Theale or who has acted in the same development.
I am thinking of appointing a conveyancing lawyer in Theale for my home move. Is it possible to check a solicitor's complaints history with the profession’s regulator?
One may see presented Solicitor Regulator Association (SRA) decisions resulting from investigations commenced on or after 1 January 2008. Go to Check a solicitor's record. For information Pre 2008, or to check a firm's history, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, dial +44 (0)121 329 6800. The regulator could monitor telephone calls for training purposes.
My wife and I are purchasing a ground floor flat in Theale. When we first instructed conveyancer, they said that they were on all mainstream bank panels. Our mortgage broker emailed today to say that they don't appear to be on the Lloyds approved list. If it turns out to be true, what should we do? Should we simply choose a new solicitor that is on their approved list or do we cover the costs for separate representation, with Lloyds appointing their own preferred property lawyer.
Where you are purchasing a property needing a mortgage it is conventional for the purchaser’s solicitors to also act for the mortgage company. In order to act for a bank or building society a conveyancing practitioner has to be on that lender's list of approved lawyers. An application has to be made by the solicitor to the lender to become a member of the lender's panel and there are increasingly strict conditions which the solicitor has to meet. Some mortgage companies now insist their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your conveyancing practitioner should contact Lloyds to find out if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on Lloyds's conveyancing panel and you may continue to use your own Theale solicitors, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.