My Solicitor in Thetford is not listed on the Britannia Solicitor Panel. Is it possible for me to use my prefered solicitor notwithstanding that they are not on the Britannia panel of approved conveyancing solicitors?
The limited options open to you here include:
- Complete the purchase with your existing Thetford solicitors but Britannia will need to use a lawyer on their list of acceptable firms. This will inevitably rack up the total legal charges and result in frustration.
- Get a new lawyer to to deal with the purchase, not forgetting to check they are Persuade your conveyancer to use their best endeavours to join the Britannia conveyancing panel
Is it necessary to take out insurance to address the risk of chancel repairs when purchasing a house in Thetford?
Unless a prior purchase of the premises completed after 12 October 2013 you could expect solicitors handling conveyancing in Thetford to continue to recommend a chancel search and or chancel repair liability insurance.
The deeds to our home are lost. The lawyers who did the conveyancing in Thetford 10 years ago no longer exist. What are my options?
In today’s world there are copies made of almost everything, and your solicitor will know exactly where to look for all the suitable paperwork so you can buy or sell your house without a hitch. Where duplicates can’t be located, your lawyer may be able to put in place insurance or indemnities against possible claims on the property.
I've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a quick, chain free conveyancing. Thetford is where the house is located. Can you offer any opinion?
Flying freeholds in Thetford are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Thetford you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Thetford may determine 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 property.
What makes a Thetford lease problematic?
There is nothing unique about leasehold conveyancing in Thetford. All leases are individual and legal mistakes in the legal wording can result in certain clauses are not included. For example, if your lease is missing any of the following, it could be defective:
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A duty to insure the building
You could have difficulties when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Santander, Chelsea Building Society, and Bank of Ireland all have very detailed conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to provide security, obliging the purchaser to pull out.
I acquired a 1st floor flat in Thetford, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Thetford with a long lease are worth £206,000. The ground rent is £45 per annum. The lease expires on 21st October 2091
With just 66 years unexpired we estimate the premium for your lease extension to span between £11,400 and £13,200 as well as costs.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.
Much to my surprise my lawyer in Thetford is asking me for proof of ID documents saying that this forms part of his requirements as a conveyancer on the lender Solicitor panel. Am I being spun a yarn?
Anti-terror and anti-money-laundering rules require Thetford conveyancing solicitors and licensed conveyancers to verify the identity of the person or body they are dealing with before they can accept their conveyancing business. The Terms and Conditions that you need to sign will no doubt confirm this. Your lawyer is right that the bank also require certain documents to be viewed. If a you refuse to provide ID verification documents, your conveyancer would not be able to accept instructions from you. Your lawyer also has obligations to obtain certain documents in accordance with the mortgage company's UK Finance Lenders’ Handbook requirements