I am purchasing a house for cash in Thame. I have resided for the previous Seventeen years in Thame. Conveyancing searches are expensive. As I know the area and road very well should I not bother getting the solicitor to do all the conveyancing searches?
If you not getting a mortgage, then the vast majority of the Thame conveyancing searches are non-obligatory. Your conveyancer will try and sway you, perhaps strongly, that you should have searches completed, but he is duty bound to take that path of advice. One thing to take into account; if you are likely to sell the house one day, it will be of importance to your prospective purchaser what the searches reveal. Sometimes premises with functional issues can still throw up unfavourable search results. A good conveyancing solicitor in Thame should provide you some constructive guidance concerning this.
What happens if my lawyer’s firm is suspended from the Principality Conveyancing panel ahead of completing my conveyancing in Thame?
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 at a cost.
I used Action Conveyancing several years past for my conveyancing in Thame. Now, I need my files however the law firm is no longer operating. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Thame of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm purchasing a new build house in Thame with a mortgage from Skipton Building Society. The developers refused to budge the amount so I negotiated five thousand pounds worth of extras instead. The house builders rep suggested that I not disclose to my lawyer about the deal as it could impact my mortgage 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.
I am looking for a ground for flat up to £305k and found one round the corner in Thame I like with open areas and railway links nearby, the downside is that it's only got 49 remaining years left on the lease. There is not much else in Thame suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?
Should you need a mortgage that many years will be problematic. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least twenty four months you could ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer about this matter.
A conveyancing firm acted on my conveyancing in Thame 5 years past and was holding my registration documents but has now closed – What can I do to get hold of them?
Title deeds, as such, are no longer appropriate for most homes in Thame are recorded digitally at Land Registry. Should you need to establish ownership or are selling or refinancing your conveyancer will need to obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned with reasonable haste.