We hired a local firm for our conveyancing in Thornton Heath last week. Upon checking the terms of engagement it is apparent thatwe are liable for costs even where the transaction does not complete. Should I go with them or appoint an on-line solicitor practice who offer no-sale-no-fee conveyancing in Thornton Heath?

Generally there is a compromise along the lines that if "No Completion No Fee" is advertised then the conveyancing charges will generally be higher to neutralise those cases that fail to complete. Also remember that such promotions tend not to cover expenditure such your Thornton Heath conveyancing search charges.

Last September we completed a house move in Thornton Heath. We have since encountered a number of problems with the property which we believe were overlooked in the conveyancing searches. Do we have any recourse? Can you clarify the type of searches that should have been carried out as part of conveyancing in Thornton Heath?

It is not clear from the question as what problems have arisen and if they are specific to conveyancing in Thornton Heath. Conveyancing searches and investigations undertaken as part of the buying process are carried out to help avoid problems. As part of the process, a seller fills in a questionnaire called a SPIF. answers turns out to be misleading, you could possibly take legal action against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Thornton Heath.

It is 10 years ago since I bought my home in Thornton Heath. Conveyancing solicitors have now been appointed on the sale but I can't locate the deeds. Will this cause complications?

You need not be too concerned. Firstly there is a chance that the deeds will be kept by your mortgage company or they may be archived with the lawyers who oversaw your purchase. Secondly the likelihood is that the title will be registered at the land registry and you will be able to establish that you own the property by your conveyancing solicitors obtaining current official copies of the land registers. Most conveyancing in Thornton Heath involves registered property but in the unlikely event that your home is unregistered it is more problematic but is resolvable.

I'm purchasing a new build house in Thornton Heath with the aid of help to buy. The developers would not budge the price so I negotiated five thousand pounds worth of additionals instead. The estate agent advised me not to tell my solicitor about the side-deal as it could affect my loan with Bank of Ireland. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder 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.

Following years of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in Thornton Heath. Can we issue an application to the Residential Property Tribunal Service?

in cases where there is a absentee freeholder or if there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to arrive at the sum to be paid.

An example of a Lease Extension decision for a Thornton Heath residence is Ground Floor Flat 14 Lodge Road in October 2013. the tribunal held that the price payable for the acquisition of the extended lease of the property should be £12,590 .00 This case was in relation to 1 flat. The unexpired residue of the current lease was 69.46 years.

In relation to leasehold conveyancing in Thornton Heath what are the most frequent lease defects?

There is nothing unique about leasehold conveyancing in Thornton Heath. Most leases are unique and drafting errors can sometimes mean that certain clauses are not included. For example, if your lease is missing any of the following, it could be defective:

Insurance obligations

You will encounter difficulties when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Santander, Leeds Building Society, and TSB all have express requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to grant the mortgage, forcing the buyer to withdraw.