I can't travel far from Tilehurst. Is there a reason why all Tilehurst solicitors are not on all lender panels?
Lenders tend to impose restrictions on either the type or the number of conveyancing firms on their panel. A common example of such criteria being that a organisation needs to have two or more partners. In addition to restricting the type of firm, some building societies decided to restrict the number of conveyancers they use to represent them. You should note that mortgage companies have no liability for the standard of advice provided by any Tilehurst conveyancer on their panel. Property fraud was a key driver in the culling of solicitor panels a few years ago even though there are contrary assessments concerning the extent of solicitor involvement in some of that fraud. Statistics published by HMLR indicates that thousands of law organisations only carry out a couple of conveyances a year. Those vindicating conveyancing panel cuts ask why conveyancing firms deserve any entitlement to be listed on a bank panel when clearly conveyancing is not their primary expertise?
I am helping my aunt sell her property in Tilehurst. Does the conveyancing solicitor order an energy performance certificate or do I organise this?
After the demise of HIPs, energy assessments became a compulsory component of selling a property. An energy performance certificate needs to be to hand in advance of the property being placed on the market. It is not a task that conveyancers normally organise. If you are instructing a Tilehurst conveyancing solicitor they might help arrange energy performance certificates due to their relationships with long established local energy assessors
I have decided to exercise my right to buy my property in Tilehurst off the council. I have a mortgage offer with TSB. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with TSB, you will need to appoint a solicitor on the TSB conveyancing panel.
It is not clear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Tilehurst bank branch on numerous occasions and was advised it wasn't an issue and they will lend. My Tilehurst conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they refuse to lend in accordance with their published requirements. Who do I believe?
Your property lawyer has to comply with the Council of Mortgage Lenders’ Handbook section two specifications for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I need some fast conveyancing in Tilehurst as I am faced with an ultimatum to sign on the dotted line within one month. A home loan is not required. Can I avoid the conveyancing searches to save fees and time?
As you are are a cash buyer you have the choice not to do searches although no solicitor would advise that you don't. With plenty of history conveyancing in Tilehurst the following are examples of what can appear and therefore affect the marketability of the property: Refused Planning Applications, Outstanding Fees, Overdue Grants, Unadopted Roads,...
Are there restrictive covenants that are commonly picked up during conveyancing in Tilehurst?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Tilehurst. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am looking for a flat up to £235,500 and found one round the corner in Tilehurst I like with a park and railway links nearby, the downside is that it only has 61 years on the lease. I can't really find anything else in Tilehurst in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?
If you need a home loan the remaining unexpired lease term may be problematic. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least twenty four months you could request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this.
My husband and I are a fortnight into a freehold purchase having been referred to a firm by the estate agent to handle our conveyancing in Tilehurst. I am am very dissatisfied with the quality of service. Can you help me find new lawyers?
They would have to be very bad to suggest diss instructing them. Has the mortgage offer been generated? In the event that it has you must make them aware of the replacement lawyer and have the mortgage documents are issued to the new lawyers. Your solicitor ideally should be on the mortgage company panel to avoid added charges and frustration. So that should be your first question of the new lawyers. Our search tool should assist you in finding a lender approved conveyancer for your home move in Tilehurst