How do I identify reasonably priced conveyancing in Shaftesbury?
Option 1 is to ask the people you trust who they would recommend.
Option 2 is to search the web for conveyancing in Shaftesbury. Telephone a couple or more firms listed and request that they email you their conveyancing charges and speak to the lawyer who will conduct the conveyancing in advance ofmaking your decision.
Option 3 is to make use of our search tool to assist you in finding the right solicitors for you based on your unique requirements including the type of property,speed, complications and who the proposed mortgage company is. Resist the temptation to appoint low cost conveyancing in Shaftesbury
Please explain the implications if my lawyer’s firm is removed from the TSB Conveyancing panel ahead of completing my conveyancing in Shaftesbury?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
Various web forums that I have frequented warn that are the number one cause of stalling in Shaftesbury house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) published determinations of a review by MoveWithUs that conveyancing searches do not feature amongst the most frequent causes of hindrances in the conveyancing process. Searches are unlikely to be the root cause of delay in conveyancing in Shaftesbury.
I am buying my first flat in Shaftesbury with a loan from Halifax. The sellers refused to budge the price so I negotiated five thousand pounds worth of extras instead. The house builders rep advised me not reveal to my lawyer about this extras as it will jeopardize my loan with Halifax. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Due to the advice of my in-laws I had a survey completed on a property in Shaftesbury in advance of appointing conveyancers. I have been advised that there is a flying freehold aspect to the property. Our surveyor advised that some mortgage companies may not give a loan on such a home.
It varies from the lender to lender. Bank of Scotland has different requirements from Birmingham Midshires. If you contact us we can investigate further with the appropriate lender. 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.
How can the Landlord & Tenant Act 1954 impact my commercial premises in Shaftesbury and how can your lawyers assist?
The particular law that you refer to gives protection to business leaseholders, granting the dueness to apply to court for a renewal tenancy and remain in occupation at the end of an expired lease. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing firms who use the act for protection and help with commercial conveyancing in Shaftesbury