We are acquiring a newly constructed apartment in Theale and my conveyancer is telling me that she has to the lender to reveal incentives from the seller. I am nearing the developer’s deadline to exchange contracts and my preference is not to prolong the conveyancing. is my lawyer playing by the book?

You should not exchange unless you have been advised to do so by your property lawyer. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook requirements. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

Just acquired a detached house in Theale , What is the estimated time for the Land Registry to deal with the formalities evidencing the transfer to my name? My Theale conveyancing solicitor works at snail pace, so I want to be sure that my ownership is registered.

There is nothing unique about conveyancing in Theale registration formalities. As opposed to being determined by geographic area, timeframes can adjust according to the party submitting the application, whether there are errors and whether the Land registry communicate with any other persons or bodies. Currently roughly 80% of submission are fully dealt with in less than three weeks but occasionally there can be extensive delays. Historically registration occurs once the new owner is living at the property so 'speed' is not always an essential issue but if there is a degree of urgency associated with the registration then you or your solicitor could contact the land registry and explain the circumstances.

I've recently found out that there is a flying freehold element on a property I put an offer in two weeks back in what should have been a simple, chain free conveyancing. Theale is where the house is located. Is there any advice you can impart?

Flying freeholds in Theale are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Theale you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Theale may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

I own a leasehold flat in Theale. Conveyancing and Leeds Building Society mortgage organised. A letter has just been received from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1994. The conveyancing practitioner in Theale who previously acted has now retired. Any advice?

First make enquiries of the Land Registry to be sure that the individual purporting to own the freehold is indeed the new freeholder. You do not need to incur the fees of a Theale conveyancing lawyer to do this as it can be done on-line for less than a fiver. You should note that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

Theale Leasehold Conveyancing - Sample of Questions you should ask Prior to Purchasing

Is there a share of the freehold? How much is the ground rent and service charge?

My brother-in-law has suggested I instruct a conveyancing solicitor in Theale. I I would like to check if they are listed on the bank's approved list of lawyers. Could you assist?

You should phone your conveyancer to enquire if they are on the bank's panel. Alternatively please call us and we can investigate and revert. If they are not on the conveyancing panel we we can help find a reputable conveyancing solicitor in Theale on the panel for your lender.