As someone with no idea as to conveyancing in Thames View what’s your top tip you can give me concerning the legal transfer of property in Thames View
Not many law firms shout this from the rooftops but conveyancing in Thames View or throughout England and Wales is an adversarial process. In other words, when it comes to conveyancing there is lots of opportunity for friction between you and others involved in the legal transfer of property. For instance, the vendor, selling agent and on occasion a bank. Appointing a solicitor for your conveyancing in Thames View is a critical decision as your conveyancer is your adviser, and is the ONE person in the process whose role it is to look after your best interests and to protect you.
On occasion a third party with a vested interest may try and convince you that you should follow their advice. As an example, the estate agent may claim to be helping by suggesting your lawyer is dragging his heels. Or your financial adviser may tell you to do take action that is against your solicitors advice. You should always trust your lawyer above all other parties in the conveyancing process.
I have decided to exercise my right to buy my property in Thames View off the council. I have a mortgage agreed with RBS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have 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 RBS, you will need to appoint a solicitor on the RBS conveyancing panel.
The formalities of my remortgage has taken place for my property in Thames View. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?
Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I am selling my apartment. I had a double glazing fitted in June 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Virgin Money are being difficult. The Thames View solicitor who is on the Virgin Money conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Virgin Money are requiring a building regulation certificate. Why do Virgin Money have a conveyancing panel if they don't accept advice from them?
It is probably the case that Virgin Money have referred the matter to their valuer. The reason why Virgin Money may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Will our conveyancer be asking questions concerning flooding during the conveyancing in Thames View.
The risk of flooding is if increasing concern for lawyers dealing with homes in Thames View. There are those who acquire a property in Thames View, fully expectant that at some time, it may be flooded. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or sell the property. Steps can be carried out during the course of a house purchase to forewarn the purchaser.
Lawyers are not qualified to offer advice on flood risk, however there are a numerous searches that may be carried out by the purchaser or on a buyer’s behalf which will give them a better appreciation of the risks in Thames View. The conventional set of information given to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard inquiry of the seller to determine if the property has ever been flooded. In the event that the premises has been flooded in past and is not disclosed by the owner, then a buyer could commence a compensation claim resulting from an misleading reply. The buyer’s solicitors will also order an environmental search. This will reveal if there is any known flood risk. If so, more detailed inquiries should be made.
It has been three months since my purchase conveyancing in Thames View took place. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
My father has suggested that I appoint his conveyancing solicitors in Thames View. Should I use them?
There are no two ways about it the best way to select a conveyancing lawyer is to seek guidance from friends or relatives who have used the conveyancer that you are contemplating using.