It has come to my attention via my lender that my Thetford lawyer is not on the mortgage company Solicitor panel. What can I do to be certain that this is indeed the case?
The first thing you need to do is to contact your Thetford conveyancer. It is reasonable to expect your lawyer to advise you of the situation. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your bank.
Finally the sale completed on my house in Thetford last July yet the purchaser is e-mailing every few hours complaining that their lawyer needs to hear from myconveyancer. What should my lawyer have done following completion?
After completion of your sale your solicitor is duty bound to forward the transfer deeds and all of the paperwork to the purchaser's conveyancer. Depending on the transaction, your solicitor should also send confirmation that the legal charge in favour of the lender has been discharged to the purchasers solicitors. There is unlikely to be post completion requirements peculiar conveyancing in Thetford.
I've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a quick, chain free conveyancing. Thetford is where the house is located. Can you shed any light on this issue?
Flying freeholds in Thetford are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Thetford you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Thetford may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
I have been sourcing a conveyancing practitioner in Thetford for my house move. Is it possible to review a solicitor's complaints history with the profession’s regulator?
One can read presented Solicitor Regulator Association (SRA) decisions stemming from investigations from 2008 onwards. Go to Check a solicitor's record. To find information Pre 2008, or to check a solicitors record, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, call +44 (0)121 329 6800. The SRA may monitor call for training requirements.
I am hoping to complete next month on a ground floor flat in Thetford. Conveyancing lawyers have said that they will have a report out to me next week. Are there areas in the report that I should be focusing on?
Your report on title for your leasehold conveyancing in Thetford should include some of the following:
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if lease has a provision for a reserve fund for major repairs? The physical extent of the property. This might be the apartment itself but could also incorporate a attic or basement if applicable. Do you need to have carpet in the flat or are you allowed wood flooring? Will you be prohibited or prevented from having pets in the property? You should know if the lease permits you to add or improve aspects of the property- you must know whether any restrictions applies to all alterations or limited to structural alteration, and whether consent is required
I invested in buying a basement flat in Thetford, conveyancing having been completed in 1996. How much will my lease extension cost? Similar properties in Thetford with a long lease are worth £222,000. The average or mid-range amount of ground rent is £50 levied per year. The lease ceases on 21st October 2095
You have 70 years remaining on your lease we estimate the price of your lease extension to be between £9,500 and £11,000 plus costs.
The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.
Is there an average conveyancing fee for conveyancing in Thetford?
The average fee in 2014 for conveyancing in Thetford was just under one thousand five hundred pounds excluding Stamp Duty and HM Land Registry charges.