As someone unfamiliar with the Thamesmead conveyancing process what’s your top tip you can give me for the home moving process in Thamesmead
You may not hear this from too many lawyers but conveyancing in Thamesmead or throughout England and Wales is an adversarial process. In other words, when it comes to conveyancing there is lots of room for confrontation between you and other parties involved in the legal transfer of property. For example, the seller, selling agent and on occasion your mortgage company. Choosing a solicitor for your conveyancing in Thamesmead an important selection as your conveyancer is your adviser, and is the ONE party in the transaction whose interest is to protect your best interests and to keep you safe.
We are witnessing a definite creep of a "blame" culture- someone has to be blamed for the process taking so long. We recommend that you your first instinct should be to trust your lawyer ahead of all other parties in the conveyancing process.
Forgive me if this question is silly but I am unexperienced as a first time buyer of a ground floor flat in Thamesmead. Do I pick up the keys to the house on completion from my conveyancer? If so, I will instruct a local conveyancing solicitor in Thamesmead?
On the day of completion you do not need to attend the conveyancers office in Thamesmead. Conveyancing lawyers for you will electronically transfer the purchase money to the vendor’s conveyancers, and once they have received this, you will be able to collect the keys from the selling Agents and move into your new home. This tends to happen between 1 and 3pm.
Can you point me to a directory of panel solicitors in Thamesmead on the UK Finance Lenders’ Handbook Website?
No. There is no such facility on the CML or Building Society Association websites. Very few mortgage companies make their panel listings available over the internet. If you are looking for a Thamesmead on the please use our tool.
is it true that all Thamesmead solicitor practices on the conveyancing panel are governed by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. Some mortgage companies do list licenced conveyancers on their panel and in such a situation the organisation would be governed by the Council of Licensed Conveyancers.
I am purchasing my first flat in Thamesmead with the aid of help to buy. The sellers would not reduce the price so I negotiated five thousand pounds worth of extras instead. The property agent advised me not reveal to my conveyancer about this side-deal as it would impact my loan 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.
I have been on the look out for a flat up to £195,000 and found one round the corner in Thamesmead I like with amenity areas and transport links nearby, however it's only got 52 years on the lease. There is not much else in Thamesmead for this price, so just wondered if I would be making a mistake buying a short lease?
If you require a mortgage the shortness of the lease will likely be a potential deal breaker. Discount the offer by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least 2 years you could ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this.
Am I better off to instruct a Thamesmead conveyancing lawyer based in the location that I am buying? I have an old university friend who can conduct the conveyancing but her office is 300miles drive away.
The primary upside of using a high street Thamesmead conveyancing firm is that you can drop in to execute documents, hand in your identification documents and pester them if necessary. They will also have local intelligence which is a benefit. However it's more important to get someone that will do a good and efficient job. If other friends have used your friend and the majority were happy that must outweigh using an unfamiliar Thamesmead conveyancing lawyer just because they are local.