Can you clarify what the consequences are if my lawyer’s firm is removed from the Virgin Money Solicitor panel ahead of completing my conveyancing in Theale?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
I just bought a flat at auction in Theale. Conveyancing is needed. What are my next steps?
Given that you are now for all intents and purposes signed on the dotted line you will need to hire the services of a conveyancing practitioner quickly as you are faced with a tight a drop dead date to complete the transaction. All auction property should have a bespoke legal pack. This will include most,if not all of the paperwork that your lawyer will need. Where you are dealing with leasehold premises the legal papers may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to a leasehold property. You need to hand this to your appointed conveyancing solicitor as soon as possible. Do make sure that your finances are in place to complete on the on the contractual date .
A relative advised me that in purchasing a property in Theale there could be a number of restrictions limiting what one can do in terms of external alterations to the property. Is this right?
We are aware of a number of properties in Theale which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Theale should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
HSBC have agreed my home loan in principle, my bid on a flat in Theale has been agreed to, now what?
The estate agent will want to know who your solicitors are (ensure that the conveyancing practitioners are on the bank’s panel). Call up HSBC or your broker and complete any relevant forms. HSBC will sellect a valuer who will get in touch with the estate agent or seller to schedule a time for the valuation to take place. Once conducted (assuming no problems) it takes about a week for the mortgage offer to be issued. HSBC will issue the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Theale.
A colleague recommended that where I am purchasing in Theale I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is usually included in the estimate for your Theale conveyancing searches. It is a large document of about 40 pages, listing and detailing significant information about Theale around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Theale Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Theale Education with maps and statistics, Local Amenities and other useful data about Theale.
Do I need to be wary that 3rd parties that I am dealing with are encouraging me to use an internet conveyancing firm rather than a High Street Theale conveyancing practice?
As with lots of service providers, often referrals from family and friends can be worth their weight in gold. But there are many players in a conveyancing deal; estate agents, financial adviser and banks may put forward conveyancers to select. Sometimes the conveyancers might be known to one of the organisations as experts in their field, but occasionally there is an underlying commercial relationship behind the endorsement. You are at liberty to appoint your own conveyancer. You need to be aware that some lenders specify a panel list of law firms you must use for the lender aspect of your house move.
If all goes to plan we aim to complete our sale of a £475,000 maisonette in Theale in six days. The management company has quoted £372 for Landlord’s certificate, building insurance schedule and previous years service charge statements. Is it legal for a freeholder to charge such fees for a leasehold conveyance in Theale?
Theale conveyancing on leasehold apartments usually necessitates the buyer’s lawyer sending questions for the landlord to answer. Although the landlord is under no legal obligation to respond to such questions the majority will be willing to do so. They are entitled to charge a reasonable administration fee for answering enquiries or supplying documentation. There is no set fee. The average costs for the paperwork that you are referring to is £350, in some transactions it is in excess of £800. The management information fee demanded by the landlord must be accompanied by a summary of rights and obligations in respect of administration charges, without which the charge is technically not due. In reality one has no option but to pay whatever is demanded should you wish to sell the property.
Theale Leasehold Conveyancing - A selection of Questions you should consider Prior to buying
Plenty Theale leasehold apartments will incur a service charge for the upkeep of the building invoiced on behalf of the freeholder. Should you purchase the flat you will have to meet this contribution, normally in instalments throughout the year. This can be anything from several hundred pounds to thousands of pounds for large purpose-built buildings. There will also be a ground rent to be met yearly, this is usually not a significant amount, say about £25-£75 but you should to enquire it because occasionally it could be prohibitively expensive. This question is important as a) areas could result in problems for the block as the communal areas may start to deteriorate where repairs remain unpaid b) if the leaseholders have a dispute with the running of the building you will need to have all the details