We wanted to use a conveyancing solicitor in Shaftesbury for our house purchase. Our financial adviser informed us that our mortgage company Lloyds TSB Bank won't deal with them. Surely this is unduly restrictive?
Lenders on the whole imposes restrictions either the category or the number of conveyancing firms on their approved list of lawyers. A common example of such restriction(s) being that a law practice must not be a sole practitioner. In addition to restricting the type of firm, some have limited the number of solicitor practices they allow to act for them. Be aware that Lloyds TSB Bank have no responsibility for the quality of advice provided by any member of Lloyds TSB Bank Conveyancer Panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels since 2008 even though there are mixed views about the level of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that plenty of law firms, including some in or near Shaftesbury only perform very few conveyances a year.
I require quick conveyancing in Shaftesbury as I have an ultimatum to exchange contracts within 3 weeks. A mortgage is not required. Is it possible to decline from having conveyancing searches to save fees and time?
If.Given you are are a cash buyer you are at liberty not to have searches carried out although no conveyancer would advise that you don't. With lots of history conveyancing in Shaftesbury the following are examples of issues that can be revealed and adversely affect future mortgageability: Enforcement Actions, Outstanding Charges, Outstanding Grants, Unadopted Roads,...
I am looking for a ground for flat up to £195,000 and found one close by in Shaftesbury I like with a park and transport links nearby, the downside is that it's only got 49 years unexpired on the lease. There is not much else in Shaftesbury in this price bracket, so just wondered if I would be making a mistake purchasing a lease with such few years left?
If you require a home loan the shortness of the lease will be problematic. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of twenty four months you could request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this matter.
I am a sole trader looking to lease a unit on the high street. Can you recommend solicitors offering no-move-no charges for commercial conveyancing in Shaftesbury for below 2k?
We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Shaftesbury, including the sale and purchase of businesses as well as simply premises. Whether you are intending to buy or dispose of a shop, pub, restaurant, office, retail premises or a whole business we can find you the right lawyer. As for the charges this will depend on the structure and nuances of the proposed transaction. Let us have your details or telephone so as to enable us to provide you with a fixed commercial conveyancing calculation.
What are your top tips when it comes to choosing a Shaftesbury conveyancing firm to deal with our lease extension?
When appointing a conveyancer for your lease extension (regardless if they are a Shaftesbury conveyancing firm) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you make enquires with two or three firms including non Shaftesbury conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be of use:
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If they are not ALEP accredited then why not?
Shaftesbury Leasehold Conveyancing - A selection of Queries before buying
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How many of the leaseholders are in arrears for their service charge payments? This question is important as a) areas may result in problems for the block as the common areas may start to deteriorate if repairs are not paid for b) if the leaseholders have an issue with the managing agents you will wish to have complete disclosure The prefered form of lease structure is a share of the freehold. In this situation the lessees benefit from control and although a managing agent is often retained where it is larger than a house conversion, the managing agent is directed by the tenants.
Is it true that a Shaftesbury conveyancing firm has court proceedings brought against them by a client for not carrying out comprehensive conveyancing searches?
Our attention has not be brought to such a Shaftesbury conveyancing matter but it has been reported that, a couple purchasing a house in Cumbria successfully won a claim against their solicitor as a consequence of development plans to construct a wind farm not being picked up in conveyancing searches.
Where you are purchasing in Shaftesbury It is essential that your lawyer carry out all Shaftesbury conveyancing searches needed making sure that you have relevant and current information before purchasing a property.