My Thames Ditton solicitor has uncovered a difference between the information in the home valuation survey and what is in the conveyancing documents. My lawyer has advised that he needs to ensure that the lender is happy with this discrepancy and is content to go ahead. Is my solicitor’s stance legitimate?
Your property lawyer must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
I am the registered owner of a freehold premises in Thames Ditton yet invoiced for rent, why is this and what is this?
It’s unusual for properties in Thames Ditton and has limited impact for conveyancing in Thames Ditton but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the generation of fresh rentcharges from 1977 onwards.
Previous rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 is to be extinguished.
What happens if my solicitor is suspended from the Nottingham Solicitor panel ahead of completing my conveyancing in Thames Ditton?
The first thing to point out is that, this is very unlikely to happen. 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.
How does conveyancing in Thames Ditton differ for new build properties?
Most buyers of new build or newly converted property in Thames Ditton contact us having been asked by the developer to exchange contracts and commit to the purchase even before the house is completed. This is because developers in Thames Ditton 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 conveyancers 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 Thames Ditton or who has acted in the same development.
My step-father has recommend that I use his lawyers for conveyancing in Thames Ditton. Should I use them?
No doubt the ideal way to choose a conveyancing solicitor is to get referrals from friends or relatives who have actually previously instructed the conveyancer you're considering.
My mum and dad are unable to locate their Thames Ditton property on the HMLR site. They recall that back in the 60’s when they bought the property there were complications with Thames Ditton not being identified on some systems.
Nearly all premises in Thames Ditton should appear. Have you attempted a search with simply the postcode. Normally it will mention all the residences within the postcode. Where recorded it will show up with a title number. If they bought 48 years ago it's conceivable it may be unrecorded. The property could still be revealed but with the title number identified as 'na'. In this scenario you will need to track down the original title documentation which could be with your parent’s lender.