My IFA requires my Thatcham solicitor’s panel member for the Santander conveyancing panel. Can you suggest how I find this out. I have e-mailed my local Thatcham office but they have not responded to me.
The sensible thing to do is ask for this information from your Thatcham lawyer . They keep a central record lender panel numbers.
I recently had an offer agreed on an apartment in Thatcham. My mortgage broker recommended their conveyancers. I paid an on account payment of £175. Shortly after, the solicitor called me sheepishly admitting that they were not on the Aldermore conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Aldermore panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Virgin Money have agreed my home loan in principle, my bid on a flat in Thatcham has been accepted, what are the next steps?
Your property agent will need to be advised as to your property lawyer's details (be sure the solicitors are on the lender’s approved list). Contact Virgin Money or your financial adviser and finish off any outstanding documentation. Virgin Money will sellect a valuer who will get in touch with the selling agent or vendor to schedule an appointment. Once carried out (assuming no problems) it takes about ten days to get a mortgage offer. Virgin Money will issue the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Thatcham.
After what seems like an age I have had an offer on an apartment in Thatcham accepted, the owners do nevertheless have an associated purchase. The vendors have offered on a property, however it’s not been accepted yet, and are looking at other flats in the pipeline. I have instructed a high street conveyancing solicitor in Thatcham. What should be my next step? At what point should I apply for the mortgage with Co-operative?
It is normal to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is approx £1k, then survey, Thatcham conveyancing search costs, etc). First, you should check that your lawyer is on the Co-operative conveyancing panel. As to the subsequent steps this very much depends on the circumstances of your case, desire for the property and on the state of the market. During a hot market many purchasers would apply for a home loan with Co-operative and pay for the valuation and only if it was satisfactory would they pay their solicitor to move forward with the conveyancing in Thatcham.
I used Wolstenholmes several years past for my conveyancing in Thatcham. Now, I need my documents but cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Thatcham of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Can you provide any top tips for leasehold conveyancing in Thatcham from the perspective of speeding up the sale process?
- A significant proportion of the delay in leasehold conveyancing in Thatcham can be reduced if you instruct lawyers the minute your agents start advertising the property and request that they start to collate the leasehold information needed by the buyers’ representatives. If you have carried out any alterations to the residence would they have required Landlord’s consent? Have you, for example laid down wooden flooring? Thatcham leases often stipulate that internal structural changes or laying down wooden flooring calls for a licence from the Landlord consenting to such alterations. Where you fail to have the paperwork in place do not communicate with the landlord without checking with your conveyancer in the first instance. If you have had any disputes with your freeholder or managing agents it is essential that these are settled before the property is put on the market. The purchasers and their solicitors will be reluctant to purchase a flat where there is an ongoing dispute. You may need to swallow your pride and pay any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the buyers, but it is better to reveal the dispute as over rather than ongoing. You believe that you know the number of years remaining on your lease but it would be advisable verify this by asking your lawyers. A purchaser's lawyer will be unlikely to recommend their client to where the lease term is less than 75 years. In the circumstances it is essential at an early stage that you identify whether the lease term requires a lease extension. If it does, contact your solicitors before you put your home on the market for sale.
I acquired a 2 bed flat in Thatcham, conveyancing was carried out 8 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Thatcham with an extended lease are worth £227,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease finishes on 21st October 2094
With just 71 years remaining on your lease the likely cost is going to range between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.
I note that you have a search directory listing law firms on the mortgage company conveyancing panel. Do Thatcham conveyancing companies pay you a referral fee if I retain them for my house purchase?
We are a listing service only for law firms wishing to communicate if they are on the bank conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in Thatcham.