I am need of leasehold conveyancing for a flat in a relatively new development (five years built) in Thame. Almost all the appartments are already occupied. Is it really necessary to order local searches for my conveyancing in Thame?

You are taking a significant risk in failing carrying out Thame conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal necessity to have them, but we would absolutely advise in the strongest possible terms that you have them. If speed and driving down costs are top of your concerns you should discuss with your conveyancer about the viability of search insurance

What is the optimum way to discover of the solicitor carrying out my conveyancing in Thame is on the bank’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Barclays Direct thus spending £175.00 in additional legal charges.

Please do take advantage of the find a lender approved solicitor tool on this site. Please choose the lender and type ‘Thame’ or your preferred area and you will see numerous conveyancers offices in Thame or near you.

I'm the sole recipient of my late mum's estate and I have everything in my name now, including the house in Thame. The Thame property was put into my name in January. I now wish to sell up. I do know about the CML 6 month 'rule', meaning my property ownership will be treated the same way as if I'd bought the house in January. Is the property unsalable for six months?

The CML handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be impacted by that. How practical a view mortgage companies take of it, depend on the bank as this requirement principally exists to identify the purchase and immediately sell or the wholesaling and assigning of properties.

How can we know in advance if a Thame conveyancing solicitor on the Nottingham panel is any good?

When it comes to conveyancing in Thame seeking recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the lawyer carrying out your conveyancing.

I have instructed a Thame lawyer having checked that they are on the RBS conveyancing panel. Does my lawyer arrange the survey of the property?

RBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually RBS 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. You may wish to consider appointing your own Thame surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

Over the last few months I have been searching for a ground for flat up to £245,000 and identified one near me in Thame I like with amenity areas and railway links nearby, however it's only got 61 years on the lease. I can't really find anything else in Thame in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?

Should you require a mortgage that many years will likely be an issue. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for a minimum of 2 years you could request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer regarding this matter.

At long last our conveyancing in Thame is set to complete this Friday, yet the vendors I am purchasing off wishes to vacate the next day at afternoon. Can I accept such a plan?

You can't complete on a Saturday because the bank systems are not working.