I am not in a position to travel far from Theale. What is the rationale as to why all Theale conveyancing practitioners aren't automatically on all lender panels?
Even though it may seem unfair for banks to restrict who can represent them, from the public’s or lawyer’s standpoint, the flip side is that mortgage companies are increasingly anxious and feel it necessary to protect them from mortgage fraud. As a result of this concern banks have restricted their panel of approved conveyancing lawyers to a manageable size.
We are nearing an exchange on a property in Theale and my parents have transferred the exchange deposit to my solicitor. I am now informed that as the deposit has not come from me my conveyancing practitioner needs to disclose this to my mortgage company. I am advised that, in also acting for the mortgage company he must inform them that the balance of the purchase price is coming from anyone other than me. I informed the mortgage company regarding my parents' contribution when I applied for the mortgage, so is it really necessary for this now to delay the deal?
The property lawyer is legally required to clarify with lender to ensure that they know that the balance of the purchase price is not from your own resources. Your solicitor can only report this to your mortgage company if you agree, failing which, your lawyer must cease to continue acting.
I had intended to instruct a property lawyer in Theale for our house move. Our broker informed us that our bank Birmingham Midshires won't deal with them. Why is this not regarded as unduly restrictive?
A bank will direct that a panel conveyancer act for it. Borrowers are expected to meet the charges for this. Try using our directory service to find a solicitor to carry conveyancing in Theale on the Birmingham Midshires member panel.
I am due to move home in December. Should my conveyancing solicitor update the removal company on the day of completion. Incidentally, can you recommend a removal company in Theale. Conveyancing firm was chosen before I stumbled across your site.
On the afternoon of completion you can pick up the house keys from your estate agent but this should only take place after the vendors lawyers advise the agent that the monies to complete are in and the keys can be released. You can advise the removal men that they can start moving you in. As a matter of policy we do not suggest a specific removal company but can help you find a residential property solicitor in Theale or a legal practice that specialises in conveyancing in Theale.
I am buying a 4 bedroom semi-detached house in Theale. The intention is to carry out an extension to the side at the property.Will legal work on the property include investigations to determine if these works were previously refused?
Your solicitor should check the registered title as conveyancing in Theale can sometimes reveal restrictions in the title deeds which restrict categories of works or require the consent of a 3rd party. Many additions require local authority planning consent and approval in compliance with building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these things with a surveyor prior to committing yourself to a purchase.
My partner and I have organised the release of further funds on our home loan from Leeds Building Society as we want to carry out a loft conversion to our home in Theale. Are we obliged to choose a nearby Theale solicitor on the Leeds Building Society conveyancing panel to handle the paperwork?
Leeds Building Society don't usually appoint firms on their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Leeds Building Society conveyancing panel.
Over the last few months I have been searching for a ground for flat up to £195,000 and found one near me in Theale I like with amenity areas and station in the vicinity, however it's only got 49 years on the lease. I can't really find anything else in Theale suitable, so just wondered if I would be making a mistake acquiring a short lease?
Should you need a home loan the remaining unexpired lease term may be an issue. Discount the price by the expected lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least twenty four months you can ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this.
What are my options where I am unhappy with the conveyancing practitioner who undertook our conveyancing in Theale?
We live in an imperfect world, and is is a fact of life that sometimes matters do not go as planned. That being said there is recourse if you were dissatisfied with your conveyancing in Theale. This varies from trying to resolve matters directly with them, through to reporting a lawyer to their regulator. If things still aren’t sorted out you may consider getting in touch with the Legal Ombudsman.