The Thamesmead conveyancing solicitors that I recently instructed on my house acquisition in Thamesmead have without warning shut down. They were on acting for me because I needed a firm on the Clydesdale conveyancing panel and my preferred Thamesmead lawyer was not. I paid them funds on account. What do I do now?
If you have an estate agent involved then inform them immediately so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Clydesdale conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to assist.
Forgive me if this question is silly but I am wet behind the ears as FTB of a two bedroom flat in Thamesmead. Do I collect the keys to the property on the completion date from my conveyancer? If so, I will find a local conveyancing solicitor in Thamesmead?
On the day of completion you do not need to attend the conveyancers office in Thamesmead. Conveyancing lawyers for you will electronically transfer the purchase money to the seller's conveyancers, and shortly after the monies have arrived, you should be invited to receive the keys from the selling Agents and start moving into the property. Usually this occurs between 1 and 3pm.
Are all Thamesmead Conveyancing Quality Solicitors on the Virgin Money conveyancing panel?
A selection of lenders now utilise CQS as the starting point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of firms.
We have a mortgage agreed in principle with RBS. Thamesmead conveyancing solicitors were selected. What is the average time that one could expect to receive a mortgage offer from RBS?
There is no definitive answer here. Have RBS completed the survey? Have you informed RBS as to your lawyers' details and checked that your lawyers are on the RBS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I am buying a new build apartment in Thamesmead. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Thamesmead
-
There must be mutual enforceability of lessee’s covenants. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
Over the last few months I have been searching for a leasehold apartment up to £235,500 and identified one near me in Thamesmead I like with open areas and transport links in the vicinity, however it's only got 51 years unexpired on the lease. There is not much else in Thamesmead in this price bracket, so just wondered if I would be making a mistake purchasing a lease with such few years left?
Should you need a home loan the remaining unexpired lease term will be a potential deal breaker. Discount the price by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of 2 years you can request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this matter.
Given that I am about to spend hundreds of thousands of pounds on 3 bedroom house in Thamesmead I wish to talk to a solicitor regarding theconveyancing in advance of instructing the firm. Is this something that you can arrange?
This is something that we encourage - it is our preference to talk to you we do not take any clients on without you first talking to the lawyer due to be carrying out your property ownership legalities in Thamesmead.There is no ‘factory style conveyancing’ - every client is an important person, not a file number. The practices that we put you in touch with believe that the fees you are provided with for your conveyancing in Thamesmead should be the amount on the final invoice that you end up paying.
In my capacity as executor for the estate of my grandmother I am selling a residence in Neath but I am based in Thamesmead. My lawyer (based 250 kilometers from merequires that I sign a statutory declaration before the transaction finalising. Can you recommend a conveyancing practitioner in Thamesmead to attest and place their company stamp on the document?
Technically speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will suffice regardless of whether they are based in Thamesmead