Last April we completed a house move in Theale. We have since encountered a number of problems with the property which we believe were omitted in the conveyancing searches. What action can we take? Can you clarify the nature of searches that should have been ordered as part of conveyancing in Theale?
It is not clear from the question as what problems have arisen and if they are relate to conveyancing in Theale. Conveyancing searches and investigations initiated during the buying process are designed to help avoid problems. As part of the legal transfer of property, a seller fills in a form referred to as a Seller’s Property Information Form. If the information proves to be incorrect, you may have a misrepresentation claim against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Theale.
We are looking to buy a flat and need a conveyancing solicitor in Theale who is on the Barclays solicitor panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Barclays . We don't recommend any particular firms conducting conveyancing in Theale.
My lawyer in Theale has never been on on the Leeds Building Society Solicitor Panel. Can I still retain my prefered solicitor even though they are not on the Leeds Building Society list of approved lawyers?
Your options are as follows:
- Complete the purchase with your preferred Theale lawyers but Leeds Building Society will need to instruct a solicitor on their panel. This will result in additional total legal charges as well as cause frustration.
- Get an alternative lawyer to act in the conveyancing, not forgetting to check they are Persuade your lawyer to do everything within their powers to join the Leeds Building Society conveyancing panel
I purchased my home on 4 June and my personal details is yet to be registered. Need I be worried? My conveyancing solicitor in Theale said it would be recorded in a couple of weeks. Are titles in Theale particularly slow to register?
There is nothing unique when it comes to conveyancing in Theale registration formalities. Rather than based on location, timeframes can differ subject to the party submitting the application, whether there are errors and if the Land registry communicate with any other parties. As of today approximately 80% of submission are completed in less than three weeks but some can be subject to protracted delays. Registration is effected after the purchaser is living at the property thus 'speed' is not always an essential issue yet where it is urgent that the the registration takes place urgently then you or your lawyers should communicate with the Registry to express the reasoning for an expedited registration.
I'm buying my first flat in Theale with the aid of help to buy. The developers would not budge the amount so I negotiated five thousand pounds worth of extras instead. The property agent told me not inform my solicitor about this extras as it would 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.
We expect to complete the disposal of our £250,000 maisonette in Theale next week. The freeholder has quoted £336 for Certificate of Compliance, building insurance schedule and 3 years service charge statements. Is the landlord entitled to charge exorbitant fees for a flat conveyance in Theale?
For most leasehold sales in Theale conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :
Answering conveyancing due diligence enquiries
Where consent is required before sale in Theale
Copies of the building insurance and schedule
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I inherited a split level flat in Theale, conveyancing formalities finalised 7 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Theale with an extended lease are worth £216,000. The ground rent is £50 invoiced every year. The lease finishes on 21st October 2090
You have 69 years left to run we estimate the price of your lease extension to range between £9,500 and £11,000 as well as legals.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs in the absence of detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.