Would the conveyancing solicitors Indexed on your site conduct auction conveyancing in Theale?
We know of a few auction practitioners we can put you in touch with those conducting auction conveyancing. Theale is one of our areas of in which our lawyers have a presence.
This question may be naive but I am unexperienced as a first time buyer of a two bedroom flat in Theale. Do I pick up the keys to the property on the completion date from my solicitor? If this is the case, I will use a local conveyancing solicitor in Theale?
There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the completion advance to the vendor’s conveyancers, and once they have received this, you will be invited to receive the keys from the property Agents and start moving into the property. Usually this happens between 1 and 3pm.
Can I be sure that the Theale conveyancing solicitor on the Lloyds panel is any good?
When it comes to conveyancing in Theale seeking recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the lawyer handling your transaction.
After months of negotiation I have agreed a price on an apartment in Theale. My financial adviser recommended their conveyancers. I paid an advanced payment of £175. Shortly after, the property lawyer called me embarrassingly acknowledging that they were not on the HSBC conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the HSBC panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I used Stirling Law several years ago for my conveyancing in Theale. I now require my file but the law firm has closed. 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 Theale of the conveyancing firm of solicitors you previously hired, 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 Theale with a mortgage from Skipton Building Society. The sellers would not reduce the amount so I negotiated five thousand pounds worth of additionals instead. The property agent told me not to tell my solicitor about this extras as it would adversely affect my mortgage with Skipton Building Society. Should I keep quiet?.
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.
Last December I purchased a leasehold flat in Theale. Do I have any liability for service charges for periods before completion of my purchase?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Theale Conveyancing for Leasehold Flats - Examples of Questions you should consider Prior to buying
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How many years are left on the lease? This information is useful as a) areas can cause problems in the building as the communal areas may start to deteriorate if services remain unpaid b) if the tenants have an issue with the running of the building you will want to have full disclosure Are there any major works in the near future that will add a premium to the maintenance charges?
Why am I unable to complete our conveyancing in Theale on Good Friday?
This is due to the fact that on completion the purchase price needs to pass between the banks of the buyer and seller's lawyer and at present this can only take place on a working day. So you can't complete on a saturday or sunday either.