Having been suggested to visit your web site we were about to appoint conveyancing solicitor in Shaftesbury recommended using your comparison tool but have come across alternative fee calculations via the web appear cheaper – how come?
There are numerous conveyancing outfits marketing at first sight what seems to be cut price. We would urge you to give due consideration as to how much you respect your own move to you are willing to be penny wise pound foolish concerning the quality of the legal work. Some hide extras well inside the terms of engagement. The solicitors that we list for conveyancing in Shaftesbury neverdo this.
We're in Shaftesbury, FTBs buying with a mortgage (lender is Leeds Building Society , and our solicitor is on the Leeds Building Society conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Leeds Building Society conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
I recently had an offer agreed on an apartment in Shaftesbury. My mortgage broker suggested a solicitor. I paid an upfront payment of £150. A couple of days later, the conveyancer called me to say that they were not on the Nationwide 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 Nationwide 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.
I am selling my flat. I had a double glazing fitted in July 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, RBS are being a right pain. The Shaftesbury solicitor who is on the RBS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but RBS are requiring a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
My offer on a detached house in Shaftesbury has been agreed to, the vendors do however have a connected purchase. The sellers have put an offer on a property, however it’s not yet agreed to, and are looking at other apartments in the pipeline. I have chosen a nearby conveyancing solicitor in Shaftesbury. What do I do now? At what point should I apply for the mortgage with HSBC?
It is understandable to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is in the region of £1k, then survey, Shaftesbury conveyancing search charges, etc). The first course of action is to check that your solicitor is on the HSBC conveyancing panel. Regarding the next phase this very much depends on the uniqueness of your case, attraction to the property and on the state of the market. During a buoyant market the majority of home buyers would apply for a home loan with HSBC and arrange for the valuation and only if it was satisfactory would they ask their conveyancing practitioner to press on with the conveyancing in Shaftesbury.
I've recently found out that there is a flying freehold element on a property I put an offer in last month in what should have been a straight forward, chain free conveyancing. Shaftesbury is where the house is located. Is there any guidance you can impart?
Flying freeholds in Shaftesbury are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Shaftesbury you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Shaftesbury 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.
My husband and I are 3 weeks into a freehold purchase having been recommend to a firm by the high street agent to carry out the conveyancing in Shaftesbury. I am not happy. Could you help me find new solicitors?
A solicitor would have to be very bad to suggest replacing them. Has your mortgage offer been sent? In the event that it has you must advise them of the replacement conveyancer and have the loan are issued to the new lawyers. The conveyancer should be on the mortgage company panel to avoid supplemental fees and frustration. So that should be your first question of the new solicitors. Our find a solicitor tool can assist you in finding a lender approved solicitor for your home move in Shaftesbury
I am on look out for some leasehold conveyancing in Shaftesbury. Before I set the wheels in motion I would like to find out the unexpired term of the lease.
If the lease is recorded at the land registry - and almost all are in Shaftesbury - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I am the registered owner of a leasehold flat in Shaftesbury, conveyancing was carried out 8 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar flats in Shaftesbury with an extended lease are worth £191,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease terminates on 21st October 2080
With just 54 years unexpired we estimate the price of your lease extension to be between £32,300 and £37,400 as well as plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.