The Shaw conveyancing firm handling our Shaw conveyancing has spotted a difference between the assumptions in the valuation survey and what is in the title deeds. My lawyer informs me that he must ensure that the bank is OK with this discrepancy and is still content to lend. Is my conveyancer’s approach legitimate?
Your lawyer must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Shaw?
There are two types of lawyers who can do conveyancing in Shaw namely CLC regulated conveyancers or solicitors. The two can provide conveyancing services that you need to complete the disposal or purchase of property. They are both duty bound to conduct Shaw conveyancing to the same standards and guidelines so you may be safe in the knowledge that your conveyancing will be properly conducted and that all necessary procedures should be appropriately followed.
I'm in the process of viewing flats in Shaw and I am about to put in an offer. Is it wise to have my lawyer on ‘stand by’? I intend to finance via a mortgage with Barclays.
You should start requesting conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the EA. As you are seeking a mortgage with Barclays, ask your prospective lawyers if they are on the Barclays conveyancing panel otherwise they can't do the mortgage legal work.
After months of negotiation I have agreed a price on a house in Shaw. My financial adviser suggested a property lawyer. I paid an advanced payment of £175. Not long after, the conveyancing practitioner called me to say that they were not on the Principality 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 Principality 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.
five months have gone by since my purchase conveyancing in Shaw 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.
I decided to have a survey done on a house in Shaw prior to retaining lawyers. I have been advised that there is a flying freehold overhang to the house. The surveyor advised that some lenders may refuse to issue a loan on this type of property.
It depends who your proposed lender is. Santander has different requirements from Halifax. Should you wish to telephone us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Shaw. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Shaw to see if the conveyancing costs will increase in light of this.
If all goes to plan we aim to complete the sale of our £325,000 maisonette in Shaw next week. The management company has quoted £324 for Landlord’s certificate, insurance certificate and 3 years service charge statements. Is the landlord entitled to charge such fees for a leasehold conveyance in Shaw?
Shaw conveyancing on leasehold apartments more often than not necessitates the buyer’s conveyancer submitting enquiries for the landlord to answer. Although the landlord is not legally bound to answer these enquiries most will be willing to do so. They may levy a reasonable administration fee for answering enquiries or supplying documentation. There is no upper cap for such fees. The average fee for the information that you are referring to is over three hundred pounds, in some cases it exceeds £800. The management information fee invoiced by the landlord must be sent together with a summary of entitlements and obligations in respect of administration charges, otherwise the charge is not strictly payable. Reality however dictates that one has little choice but to pay whatever is demanded should you wish to exchange contracts with the buyer.
I bought a studio flat in Shaw, conveyancing having been completed in 1997. How much will my lease extension cost? Equivalent properties in Shaw with over 90 years remaining are worth £185,000. The ground rent is £65 levied per year. The lease finishes on 21st October 2086
You have 61 years unexpired we estimate the premium for your lease extension to range between £18,100 and £20,800 as well as professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.
We have just discovered that one of the partners of the firm acting on the purchase conveyancing in Shaw is a relative of the owners that we are buying from. Is this acceptable?
On the basis that no conflict arises this is allowable. If you are needing a home loan then the bank may have a say as many mortgage companies have specific requirements concerning this. For example for Nationwide Building Society as of 22/4/2025, the requirements read as follows :