My partner and I are planning to purchase a house in Thames View and are in fact using a Thames View conveyancing practice. Within the past 48 hours our property lawyer has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Aldermore have this morning contacted us to advise us that there is now an issue as our Thames View solicitor is not on their conveyancing panel. Is this a problem?
If you are buying a property with the assistance of a mortgage it is normal for the purchasers' solicitors to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the lender’s conveyancing panel and you may continue to use your own Thames View solicitors, in which case it will likely add costs, and it may delay matters as you have another set of people involved.
Should our conveyancer be raising questions concerning flooding as part of the conveyancing in Thames View.
The risk of flooding is if increasing concern for conveyancers specialising in conveyancing in Thames View. There are those who acquire a house in Thames View, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or sell the premises. There are steps that can be taken during the course of a house purchase to forewarn the buyer.
Conveyancers are not qualified to impart advice on flood risk, however there are a various searches that can be initiated by the buyer or on a buyer’s behalf which will figure out the risks in Thames View. The standard completed inquiry forms given to a buyer’s solicitor (where the Conveyancing Protocol is adopted) incorporates a usual inquiry of the vendor to discover whether the property has suffered from flooding. In the event that flooding has previously occurred which is not revealed by the owner, then a buyer could bring a claim for damages stemming from an misleading reply. The purchaser’s lawyers should also conduct an enviro search. This will higlight if there is any known flood risk. If so, additional investigations will need to be made.
four months have gone by following my purchase conveyancing in Thames View concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
About to purchase a new build flat in Thames View. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Thames View
Please confirm the Lease plans are architect prepared. Please supply a car parking plan. There must be mutual enforceability of lessee’s covenants. Forfeiture - bankruptcy or liquidation must not apply under this provision.
I was advised by numerous estate agents in Thames View to find a solicitor on your site. What’s the financial advantage for Estate Agents to offer your site ahead of another?
We refuse to make any commission for directing people in our direction. We found it would be just too difficult to pay a commission because home movers will think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.