My wife and I are buying a house in Shaftesbury. I might seem paranoid but how we can trust a lawyer? At some point we have to put funds into their account. What protection do we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
This question may be naive but I am wet behind the ears as FTB of a two bedroom flat in Shaftesbury. Do I receive the keys to the property on completion from my lawyer? If so, I will find a local conveyancing solicitor in Shaftesbury?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the purchase money to the owner’s lawyers, and shortly after the monies have arrived, you should be invited to pick up the keys from the selling Agents and move into your new home. This tends to happen between 1 and 3pm.
After shopping around on the internet I have found a Shaftesbury solicitor having made sure that they are on the Virgin Money conveyancing panel. Does my lawyer arrange the survey of the property?
Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Shaftesbury postcode. As you are getting a mortgage with Virgin Money, you could contact them to see if they have a list of approved surveyors in Shaftesbury.
Despite weeks of looking the Title Certificate and documents to my property are lost. The conveyancers who handled the conveyancing in Shaftesbury 4 years ago no longer exist. What do I do?
You no longer need to hold title original deeds to establish that you own the land or property, as the Land Registry have everything they need in a digital format.
I am buying a new build flat in Shaftesbury. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Shaftesbury
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Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Forfeiture - bankruptcy or liquidation must not apply under this provision. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
In searching the world wide web for the words on line conveyancing in Shaftesbury it brings up many conveyancerslocally. With so much choice what is the best way to find the right property lawyer for my move?
The best method of seeking the right conveyancer is via trusted recommendation, so seek the counsel of colleagues and those you trust who have purchased a property in Shaftesbury or the local estate agent or mortgage broker. Fees for conveyancing in Shaftesbury vary, so it's a good idea to request at least three quotes from varying types of companies. Dont forget to clarify that the charges are guaranteed not to to be inflated.
Due to complete next month on a basement flat in Shaftesbury. Conveyancing lawyers inform me that they report fully tomorrow. Are there areas in the report that I should be focusing on?
The report on title for your leasehold conveyancing in Shaftesbury should include some of the following:
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Ground rent - what is payable and when you need to pay, and also know whether this is subject to change You should receive a copy of the lease Whether the landlord has obligations to ensure rights of quiet enjoyment over your property and do you know what it means in practice? Responsibility for repairing the window frames What options are open to you if a neighbour breaches a clause of their lease?
Leasehold Conveyancing in Shaftesbury - A selection of Questions you should consider Prior to buying
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How much is the ground rent and service charge? It would be a good idea to investigate if there are any onerous restrictions in the lease. For instance it is very common in Shaftesbury leases that pets are not permitted in in a block in Shaftesbury. If you like the propertyin Shaftesbury but your dog can’t move with you then you have a very difficult choice. On the whole the cost for major works tend not to be built into the maintenance charges, albeit that some managing agents in Shaftesbury require leaseholders to contribute towards a sinking fund and this is used to offset against larger repairs or maintenance.
As a leasehold owner I am liable for a maintenance contribution for my appartment in Shaftesbury. Due to losing my job and other issues I slipped into arrears with remittance. The managing agents agreed a clearance plan but there is still three grand due in arrears.
I want to dispose of the property and I am worried this can hold me back if I have to pay off the arrears now. I'd like to sell up and subsequently pay them back with the completion monies - is this achievable?
It would be wise to check with the property lawyer undertaking your Shaftesbury conveyancing but one option may be to agree for the outstanding amount to be attributed to the purchasers. The contractual price payable would be adjusted to reflect the amount of debt they assume. They could then deal with the outstanding monies once they are the owners.