Can you point me to a directory of Bank of Ireland panel solicitors in Ham on the Building Society Association’s Website?
No. There is no such tool on the CML or Building Society Association sites. Very few lenders make their panel listings viewable over the internet. Where you are looking for a Ham conveyancing practitioner on the Bank of Ireland please make the most of our facility.
Can I be sure that the Ham conveyancing solicitor on the Leeds Building Society panel is any good?
When it comes to conveyancing in Ham obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the lawyer carrying out your conveyancing.
Principality have agreed my home loan in principle, my offer on a house in Ham has been accepted, what happens next?
Your property agent will want to be advised as to your lawyer's details (make sure the property lawyers are on the bank’s panel). Call up Principality or your broker and finalise any outstanding documentation. Principality will instruct a valuer who will get in touch with the selling agent or owners to book a time for the valuation to occur. Once conducted (assuming no problems) it takes about a fortnight for the mortgage offer to be issued. Principality will send the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Ham.
Do I need to pay for insurance to protect me from financial exposure to chancel repairs when acquiring a property in Ham?
Unless a prior purchase of the property completed after 12 October 2013 you may expect lawyers conducting conveyancing in Ham to remain encouraging a chancel search and or chancel repair liability insurance.
Just bought a terraced house in Ham , how long will it take for the Land Registry to record the transfer to my name? My Ham conveyancing solicitor has been painfully slow, so I want to be sure the registration is concluded.
As far as conveyancing in Ham is concerned, registration is no faster or slower than the rest of England and Wales. As opposed to being determined by geographic area, timescales can adjust depending on who lodges the application, whether it is in order and if the Land registry have to notify any interested parties. As of today approximately 80% of such applications are fully dealt with in less than three weeks but occasionally there can be protracted hold-ups. Historically registration occurs after the buyer is living at the premises so 'speed' is not always an essential issue but where there is a degree of urgency associated with the registration then you or your conveyancer can contact the land registry and explain the circumstances.
How does conveyancing in Ham differ for newly converted properties?
Most buyers of new build residence in Ham approach us having been asked by the builder to exchange contracts and commit to the purchase even before the premises is constructed. This is because builders in Ham 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 conveyancing solicitors 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 used to new build conveyancing in Ham or who has acted in the same development.
Should I instruct a Ham conveyancing solicitor who is local to the property I am hoping to buy? We have a good friend who can perform the legal formalities however his firm is located 200kilometers drive away.
The primary upside of using a local Ham conveyancing firm is that you can pop in to execute paperwork, hand in your identification documents and pester them where appropriate. They will also have local insight which is a plus. That being said nothing is more important than finding someone that will pull out all the stops for you. If other friends have used your friend and the majority were content that should surpass using an unfamiliar Ham conveyancing lawyer solely due to them being local.
What advice can you give us when it comes to choosing a Ham conveyancing firm to deal with our lease extension?
If you are instructing a property lawyer for lease extension works (regardless if they are a Ham conveyancing firm) it is imperative that they be familiar with the legislation and specialises in this area of work. We advise that you speak with two or three firms including non Ham conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be of use:
What are the costs for lease extension work? Can they put you in touch with clients in Ham who can give a testimonial?
Following months of dialogue we simply can't agree with our landlord on how much the lease extension should cost for our flat in Ham. Can we issue an application to the Residential Property Tribunal Service?
if there is a absentee landlord or if there is disagreement about the premium for a lease extension, under the relevant legislation you can apply to the Leasehold Valuation Tribunal to decide the sum to be paid.
An example of a Lease Extension matter before the tribunal for a Ham residence is Flat D 15 Claremont Gardens in September 2013. TheTribunal determined in accordance with section48 and Schedule13 of the Leasehold Reform,Housing and Urban Development Act 1993 that the premium for the extended lease should be fourteen thousand one hundred and eighty seven pounds (£14,187.00) This case affected 1 flat.