Is the fact that my solicitor in Shaftesbury is not identified on my bank's conveyancing panel that there is a problem with the standard of the firm’s work?
That is more than likely a wrong assumption to make. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Shaftesbury conveyancing firm and ask them why they are no longer on the approved list for your lender.
We are a couple about to sign contracts for a ground floor flat in Shaftesbury. We encountered a snag. The loan offer with Platform Home Loans Ltd expires on 27/5/2026 but the owners are putting forward a completion date of 29/5/2026. Can one prolong the mortgage offer?
The person best placed to deal with your concern is your solicitors who should assess whether they better off negotiating with the lender, vendor’s lawyers, property agents or possibly all three based on the circumstances your transaction to date.
3 months have elapsed following my purchase conveyancing in Shaftesbury completed. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Due to the guidance of my in-laws I had a survey completed on a house in Shaftesbury prior to appointing solicitors. I have been told that there is a flying freehold overhang to the property. Our surveyor advised that some lenders tend refuse to grant a mortgage on such a premises.
It varies from the lender to lender. HSBC has different requirements from Birmingham Midshires. If you e-mail us we can investigate further with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Shaftesbury. Conveyancing may be slightly more expensive based on your lender's requirements.
My father has recommend that I instruct his lawyers for conveyancing in Shaftesbury. Do I take his advice?
Much as we are happy to recommend a Shaftesbury conveyancing lawyer the best way to find a conveyancing practitioner is to have guidance from friends or relatives who have experience in using the conveyancer that you are considering.
I’m about to sell my ground floor flat in Shaftesbury. Conveyancing has not commenced, but I have just had a quarterly service charge demand – what should I do?
Your conveyancing lawyer is likely to suggest that you should clear the invoice as normal because all ground rent and service charges will be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
Leasehold Conveyancing in Shaftesbury - A selection of Questions you should ask before buying
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Be sure to enquire if the the lease includes any adverse restrictions in the lease. By way of example it is fairly common in Shaftesbury leases that pets are not permitted in certain buildings in Shaftesbury. If you like the apartmentin Shaftesbury but your cat can’t make the move with you then you will be presented with a hard determination. How much is the yearly maintenance fee and ground rent? Are any of leasehold owners in arrears of their service charge liability?