My partner and I are acquiring our first house. The lawyer has e-mailedto ask if we would like to take out additional conveyancing searches. We are really unsure what's recommended for conveyancing in Shacklewell
The type of Shacklewell conveyancing searches should be dictated entirely on the property, the location, the possibility of any of these risks, your knowledge of the locality and risks, your general appetite to risk. What is important is that you adequately comprehend what information the searches could supply. Then you can make a decision if you personally think you need that search. Should you be uncertain, ask the property lawyer to advise.
We are purchasing a flat and need a conveyancing solicitor in Shacklewell who is on the UBS approved panel. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for UBS . We don't recommend any particular firms conducting conveyancing in Shacklewell.
When it comes to lenders such as Nationwide, do Shacklewell conveyancers have to pay a yearly amount to be on the list of approved solicitors?
We are not aware of any mortgage company fees to register on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel application.
We were going to get a AIP from Principality this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Principality recommend any Shacklewell solicitors on the Principality conveyancing panel, or is it better to go independently?
You will need to appoint Shacklewell solicitors independently although you'll need to choose one on the Principality conveyancing panel. The solicitor represents both you and Principality through the process.
At last I have had an offer on an apartment in Shacklewell accepted, but there is a chain. The owners have offered on somewhere, but it’s not yet agreed to, and are looking at other flats in the pipeline. I have instructed a nearby conveyancing solicitor in Shacklewell. What should be my next step? At what stage should I apply for the mortgage with Nottingham?
It is understandable to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of £1k, then survey, Shacklewell conveyancing search costs, etc). First, you should ensure that your lawyer is on the Nottingham conveyancing panel. As to the subsequent steps this very much depends on the uniqueness of your transaction, attraction to this property and on the state of the market. In a buoyant market the majority of buyers will apply for a home loan with Nottingham and arrange for the valuation and only if it comes back ok would they pay their conveyancing practitioner to press on with searches.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on last month in what should have been a straight forward, no chain conveyancing. Shacklewell is where the house is located. Can you offer any advice?
Flying freeholds in Shacklewell are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Shacklewell you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Shacklewell may determine 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.
Should I be suspicious that brokers that I am dealing with are suggesting an online conveyancing firm as opposed to a High Street Shacklewell conveyancing firm?
As with lots of service providers, often input from family and friends can be worth their weight in gold. Nevertheless there are numerous parties with a keen interest in a conveyancing transaction; estate agents, mortgage brokers and mortgage companies may recommend solicitors to retain. Sometimes these lawyers might be known to one of the organisations as being good in their field, but sometimes there behind the scenes financial incentive behind the recommendation. You are at liberty to choose your preferred conveyancer. However, bear in mind that most lenders have an approved list of lawyers you are obliged to use for the mortgage aspect of your home move.
I've recently bought a leasehold flat in Shacklewell. Do I have any liability for service charges relating to a period prior to my ownership?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
After months of negotiations we are unable to agree with our landlord on how much the lease extension should cost for our flat in Shacklewell. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
if there is a missing landlord or where there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the First-tier Tribunal (Property Chamber) to calculate the price payable.
An example of a Lease Extension case for a Shacklewell property is 5C Stoke Newington Road in April 2010. the Tribunal therefore concludes that the premium to be paid for the extended lease is £700.00 This case was in relation to 1 flat. The unexpired residue of the current lease was 80.5 years.