I have just been advised by my financial adviser that my Thame property lawyer is not on the lender Solicitor panel. How can I be sure that this is correct?
The first thing you need to do is to call your Thame conveyancer. You lawyer should inform you what has happened. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your mortgage company.
When does exchange of contracts happen for domestic conveyancing in Thame and do I need to attend the solicitors branch?
If you are in close proximity to our conveyancing solicitors in Thame you are welcome to attend to sign contracts. That being said, the firms we work with provide countrywide coverage for conveyancing and give as equally comprehensive and professional a job for you when communicating with you electronically. The executing of the purchase agreement is not the point of no return. Signing on the dotted line is just a prerequisite for the firm to officially exchange at the appropriate time, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Thame)to be in the office at the appropriate time.
We are aiming to move property in September. Should my conveyancing solicitor liaise with the removal company on the day of completion. Incidentally, can you put forward a removal company in Thame. Conveyancing firm was found before I stumbled across this site.
On the day of completion you can collect the house keys from the property agent however this should only take place once the sellers lawyers inform the agent that the monies to complete are in and the keys can be passed over. Subsequently you can advise the removal company that you are ready to move in. We are not in a position to recommend a particular removal organisation but can help you find a conveyancing in Thame or a lawyer that specialises in conveyancing in Thame.
Is it the case that all Thame solicitors on the Kent Reliance conveyancing panel are regulated by the SRA?
As a firm of solicitors, in order to be on the Kent Reliance conveyancing panel they would need to be overseen by the SRA. The majority of lenders do list licenced conveyancers on their panel and in that case the firms would be overseen by the Council of Licensed Conveyancers.
I am due to exchange contracts on my flat. I had a double glazing fitted in February 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, HSBC are being a right pain. The Thame solicitor who is on the HSBC conveyancing panel is saying indemnity insurance will be fine but HSBC are requiring a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?
It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Me and my brother purchased a 4 bedroom Georgian property in Thame. Conveyancing solicitor acted for me and HSBC Bank. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, the second leasehold with the exact same address. Is it worth asking HSBC Bank to clarify?
You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Thame and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the position with the conveyancing practitioner who completed the work.
I am purchasing a new build house in Thame with the aid of help to buy. The sellers refused to budge the amount so I negotiated £7000 of fixtures and fittings instead. The sale representative told me not reveal to my conveyancer about the side-deal as it would jeopardize my loan with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Is it possible to switch solicitor as I have to instruct one who is on the Birmingham Midshires conveyancing list. I instructed a family conveyancing solicitor in Thame round the corner but she is not accepted by Birmingham Midshires
It would be our pleasure to assist you select a conveyancing solicitor in Thame on the Birmingham Midshires panel. Please note that the law firms that we on the directory do not pay us fee if you instruct them and are authorised and regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Thame. Using search facility on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Thame.