I am getting a mortgage offer from Lloyds. I would like to retain the legal services of a Licensed Conveyancer in Thames Ditton. Does the Lloyds Conveyancing panel include conveyancers regulated by the CLC?
The Lloyds approved solicitor list is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the CLC.
Forgive me if this question is silly but I am unexperienced as FTB of a ground floor flat in Thames Ditton. Do I pick up the keys to the property on the completion date from my lawyer? If so, I will use a High Street conveyancing solicitor in Thames Ditton?
On the day of completion you will not be required to attend the conveyancers office in Thames Ditton. Your solicitors will electronically transfer the purchase money to the vendor’s lawyers, and once they have received this, you will be able to collect the keys from the property Agents and move into your new home. Usually this occurs early afternoon.
I'm in the throws of looking at apartments in Thames Ditton and I am now considering a potential offer. Is it too early to have a solicitor in place? I intend to finance via a home loan with RBS.
You should start requesting conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. As you are seeking a mortgage with RBS, make sure you remember to check that your lawyer is on the RBS conveyancing panel.
I have instructed a Thames Ditton conveyancing practitioner having checked that they are on the Bank of Ireland conveyancing panel. Does my lawyer arrange the survey of the property?
Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Thames Ditton postcode. As you are getting a mortgage with Bank of Ireland, you could contact them to see if they have a list of approved surveyors in Thames Ditton.
I have todayfound out that Wolstenholmes have closed. They carried out my conveyancing in Thames Ditton for a purchase of a leasehold apartment 9 months ago. How can I check that my home is in my name in the name of the previous owner?
The easiest method to see if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Thames Ditton conveyancing specialists.
How does conveyancing in Thames Ditton differ for new build properties?
Most buyers of new build property in Thames Ditton come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the premises is finished. This is because house builders in Thames Ditton typically acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Thames Ditton or who has acted in the same development.
Due to sign contracts shortly on a basement flat in Thames Ditton. Conveyancing lawyers have said that they will have a report out to me next week. Are there areas in the report that I should be focusing on?
The report on title for your leasehold conveyancing in Thames Ditton should include some of the following:
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The landlord’s rights to access the flat. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. How long the lease is. You should receive guidance as what happens when the lease ends, and informed of the importance of not letting the lease term falling below eighty years An explanation concerning the obligations in the lease to to contribute towards maintenance costs - with regard to both the building, and the more general rights a tenant has You should be advised what constitutes a Nuisance in the lease
I have given up trying to purchase the freehold in Thames Ditton. Can the Leasehold Valuation Tribunal adjudicate on premiums?
in cases where there is a missing freeholder or where there is dispute about what the lease extension should cost, under the relevant statutes you can apply to the LVT to assess the sum to be paid.
An example of a Lease Extension decision for a Thames Ditton premises is Flat D 15 Claremont Gardens in September 2013. TheTribunal determined in accordance with section48 and Schedule13 of the Leasehold Reform,Housing and Urban Development Act 1993 that the premium for the extended lease should be fourteen thousand one hundred and eighty seven pounds (£14,187.00) This case related to 1 flat.