At what point does exchange of contracts happen for domestic conveyancing in Thorpe St Andrew and am I required to be at the lawyers branch?
If you are near to one of the conveyancing solicitors in Thorpe St Andrew you are welcome to come in to sign contracts. That being said, the firms we work with offer a countrywide conveyancing service and give just as comprehensive and professional a job for you when dealing with you electronically. The signing of the contract is not when everything is set in stone. Signing on the dotted line simply enables the solicitor to address the formalities when the time is right, which will usually be very shortly after signing. The procedure is is usually a five minute process, although where an extended "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Thorpe St Andrew)to be in the office at the appropriate time.
We are purchasing a 2 bedroom apartment in Thorpe St Andrew with a mortgage from Santander.We like our Thorpe St Andrew conveyancing practitioner but Santander says his firm is not listed on their approved list of member firms. we are left little option but to use a Santander panel solicitor or retain our high street solicitor and pay for a Santander panel lawyer to act for them. We feel as though this is unjust; is there anything we can do?
No, not really. The loan issued to you contains various provisions, one of which will be that conveyancers must be on the Santander approved list. Until recently, most mortgage companies had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for Santander
Do I select a Licenced Conveyancer or Solicitor for conveyancing in Thorpe St Andrew?
There are many recorded licenced Conveyancers in Thorpe St Andrew and Solicitor partnerships in Thorpe St Andrew who can assist with your conveyancing It is important to make clear that the two are regulated professionals specialising in the legal work in transferring property. Both can conduct associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
I had a mortgage agreed in principle with Nationwide. Thorpe St Andrew conveyancing lawyers have been selected. What is the average time that one could expect to receive a mortgage offer from Nationwide?
Some lenders take longer than others. Have Nationwide conducted the valuation? Have you advised Nationwide as to your lawyers' details and checked that your lawyers are on the Nationwide conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
Completion of my remortgage has taken place for my property in Thorpe St Andrew. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
How does conveyancing in Thorpe St Andrew differ for newly converted properties?
Most buyers of new build residence in Thorpe St Andrew approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is finished. This is because house builders in Thorpe St Andrew usually purchase the site, 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 accustomed to new build conveyancing in Thorpe St Andrew or who has acted in the same development.
I have been on the look out for a ground for flat up to £305k and identified one close by in Thorpe St Andrew I like with a park and railway links in the vicinity, the downside is that it only has 49 years unexpired on the lease. There is not much else in Thorpe St Andrew in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you need a mortgage the remaining unexpired lease term will be an issue. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least twenty four months you may ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor concerning this matter.
What advice can you give us when it comes to finding a Thorpe St Andrew conveyancing practice to deal with our lease extension?
When appointing a conveyancer for your lease extension (regardless if they are a Thorpe St Andrew conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of work. We suggest that you make enquires with several firms including non Thorpe St Andrew conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be of use:
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How experienced is the practice with lease extension legislation? How many lease extensions has the firm carried out in Thorpe St Andrew in the last year?
Thorpe St Andrew Conveyancing for Leasehold Flats - Sample of Queries before Purchasing
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What restrictions exist in the Thorpe St Andrew Lease? It is important to be aware whether window replacement or some other major work is pending to be shared by the leaseholders and will materially impact the level of the maintenance charges or result in a one off invoice. This question is useful as a) areas can result in problems in the building as the communal areas may begin to deteriorate if services are not paid for b) if the leasehold owners have an issue with the managing agents you will want to know about it