My financial adviser requires my Ham solicitor’s panel reference for the Santander conveyancing panel. Can you suggest how I find this out. I have tried my local Ham office but they don't know it.
The sensible thing to do is ask for this information from your Ham solicitor . They should have a central record lender panel numbers.
We are planning on selling our house in Ham and according to the buyers it appears that there is a risk of it being built on contaminated land. Any high street Ham lawyer would know this is not the case. It does beg the question why the buyers used an internet conveyancing firm rather than a conveyancing solicitor in Ham. We have lived in Ham for three years we know of no issue. Do we get in touch with our local Authority to seek confirmation need.
It would appear that you have a conveyancing firm already. What do they say? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
It has been five months following my purchase conveyancing in Ham took place. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £215,000. 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 premises 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 Ham. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Ham
If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please confirm the Lease plans are surveyor prepared.
I was recommended by a few property agents in Ham to get a quote from a conveyancer using your seach tool. What’s the financial upside for Estate Agents to market your services rather than alternative conveyancing organisations?
We refuse to give any commission for directing people in our direction. We found it would be just too difficult a fee because a client could think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.
Am I best advised to go with a Ham conveyancing practitioner who is local to the property I am purchasing? An old friend can execute the legal work but her office is 400miles away.
The benefit of a local Ham conveyancing firm is that you can pop in to execute documents, present your ID and apply pressure on them if necessary. They will also have local intelligence which is a plus. That being said it's more important to get someone that will do a good and efficient job. If you know people who instructed your friend and they were impressed that should trump using an unknown Ham conveyancing solicitor solely due to them being based in the area.