I am in the market for a low cost property lawyer. Should I go for for an online conveyancer or a local Thornton Heath conveyancing lawyer?
On the whole conveyancing practitioners in your neck of the woods will enjoy excellent relationships with your local authority, which can help with the Thornton Heath conveyancing searches that your conveyancer will require on your transaction. It can only help if they have strong rapport with the Land Registry in your area Thornton Heath, other lawyers in the area and Thornton Heath Estate Agents.
My son is buying a house that has just been built in Thornton Heath with a home loan from Kent Reliance. His solicitor has said that there is a delay in completing the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?
The document is intended to provide information to the main parties engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Kent Reliance conveyancing panel as a standard part of the process, and to the valuer when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Kent Reliance conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
There is lots of information on this site regarding conveyancing in Thornton Heath but can you isolate your top tip for appointing the right conveyancer in Thornton Heath
It would be unwise to be tempted by the lowest Thornton Heath conveyancing quote. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
Is it the case that all Thornton Heath solicitor firms on the Co-operative conveyancing panel are governed by the SRA?
As a firm of solicitors, in order to be on the Co-operative approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. Some banks do allow licenced conveyancers on their panel in which case such firms would be overseen by the Council of Licensed Conveyancers.
After weeks of negotiation I have agreed a price on an apartment in Thornton Heath. My financial adviser suggested a conveyancing practitioner. I paid an upfront payment of £200. A few days later, the solicitor called me embarrassingly acknowledging that they were not on the Kent Reliance conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Kent Reliance panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Just bought a terraced house in Thornton Heath , What is the estimated time for the Land Registry to record my proprietorship? My Thornton Heath conveyancing solicitor works at snail pace, so I want to be certain that my ownership is recorded.
As far as conveyancing in Thornton Heath is concerned, registration is no faster or slower than the rest of England and Wales. As opposed to being determined by geographic area, timescales can vary subject to who lodges the application, whether it is in order and if the Land registry must send notices to any 3rd parties. Currently approximately three quarters of such applications are fully addressed in less than three weeks but some can be subject to longer hold-ups. Historically registration takes place after the buyer is living at the premises thus post completion formalities is not always primary concern but where there is a degree of urgency associated with the registration then you or your solicitor could speak with the land registry and explain the circumstances.
How does conveyancing in Thornton Heath differ for newly converted properties?
Most buyers of new build or newly converted property in Thornton Heath approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the premises is built. This is because house builders in Thornton Heath typically buy the land, 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 Thornton Heath or who has acted in the same development.