We went with a Theale based firm for my conveyancing in Theale recently. Reviewing the fine print I seeI am liable for charges even if the movedoes not happen. Should I ditch them and use a web based firm promoting no-sale-no-fee conveyancing in Theale?

Generally there is a compromise along the lines that if "No Completion No Fee" is advertised then the fee levels will generally be uplifted to cover the conveyances that do not go ahead. You should be mindful that these schemes generally do not cover disbursements for example Theale conveyancing search charges.

Will lawyers ask for money on account for my conveyancing in Theale?

Where you are retaining lawyers for conveyancing in Theale your lawyer will ask you to provide them with funds to cover the the cost of the conveyancing searches. Ordinarily this is needed to cover the fees of the Local Authority Search. When the down payment is as part of the purchase price then this should be required immediately in advance of exchange of contracts. The final balance that is due should be transferred shortly before completion.

The Theale conveyancing lawyers that just started acting on my house acquisition in Theale have suddenly closed. I only went with them because I needed a lawyer on the Yorkshire BS conveyancing panel and my preferred Theale lawyer was not. I gave my credit card details for them to take one hundred and fifty pounds for searches. What are my options?

Assuming that you have an Estate Agent in the equation then inform them immediately so that they can let the sellers know that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Yorkshire BS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to assist.

Should our solicitor be asking questions about flooding as part of the conveyancing in Theale.

The risk of flooding is if increasing concern for conveyancers dealing with homes in Theale. Some people will purchase a property in Theale, fully expectant that at some time, it may suffer from flooding. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Conveyancers are not best placed to give advice on flood risk, however there are a various searches that can be carried out by the buyer or by their solicitors which should give them a better understanding of the risks in Theale. The conventional set of property information forms sent to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard inquiry of the seller to find out whether the property has suffered from flooding. In the event that flooding has previously occurred which is not revealed by the vendor, then a purchaser may commence a legal claim for losses resulting from an inaccurate reply. The buyer’s lawyers should also order an enviro report. This will reveal if there is a recorded flood risk. If so, further investigations will need to be made.

Can you provide any top tips for leasehold conveyancing in Theale with the purpose of saving time on the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Theale can be avoided if you get in touch lawyers as soon as you market your property and request that they start to put together the leasehold information needed by the purchasers’ solicitors.
If you have had any disputes with your freeholder or managing agents it is essential that these are resolved prior to the flat being marketed. The buyers and their solicitors will be reluctant to purchase a flat where there is a current dispute. You will have to accept that you will have to 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 details of the dispute to the buyers, but it is clearly preferable to reveal the dispute as historic as opposed to unsettled. Many landlords or Management Companies in Theale levy fees for providing management packs for a leasehold property. You or your lawyers should enquire as to the actual amount of the charges. The management information can be applied for on or before finding a buyer, thus accelerating the process. The average time it takes to obtain the necessary information is three weeks. It is the most common reason for delay in leasehold conveyancing in Theale. In the event that you altered the property did you need the Landlord’s permission? Have you, for example laid down wooden flooring? Most leases in Theale state that internal structural alterations or laying down wooden flooring calls for a licence issued by the Landlord acquiescing to such alterations. Where you fail to have the consents in place you should not communicate with the landlord without checking with your conveyancer first.

Theale Conveyancing for Leasehold Flats - Examples of Questions you should consider Prior to buying

This information is helpful as a) areas could result in problems in the building as the communal areas may begin to deteriorate if repairs remain unpaid b) if the tenants have an issue with the running of the building you will want to have all the details How many of the leaseholders are in arrears for their maintenance charge payments?