Find a Lender-Approved Local Conveyancer in Shawbury

We are buying a property in Shawbury. It might be a silly question but how we can trust a lawyer? At some point we have to deposit funds into their account. What is the protection 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.

I am expecting a OIP from HSBC this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do HSBC recommend any Shawbury solicitors on the HSBC conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Shawbury solicitors independently although you'll need to choose one on the HSBC conveyancing panel. The solicitor represents both you and HSBC through the process.

I am selling my apartment. I had a double glazing fitted in March 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Santander are being pedantic. The Shawbury solicitor who is on the Santander conveyancing panel is recommending indemnity insurance as a solution but Santander are insisting on a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?

It is probably the case that Santander have referred the matter to their valuer. The reason why Santander may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I require quick conveyancing in Shawbury as I am faced with pressure to sign on the dotted line within 2 weeks. Fortunately I do not need a mortgage. Is it possible to escape the need for conveyancing searches to save money and time?

If.Given you are not getting a home loan you are at liberty not to do searches although no solicitor would advise that you don't. Drawing on our experience of conveyancing in Shawbury the following are instances of issues that can crop up and adversely affect market value: Refused Planning Applications, Overdue Charges, Outstanding Grants, Road Schemes,...

I've recently found out that there is a flying freehold element on a property I put an offer in last month in what was supposed to be a simple, no chain conveyancing. Shawbury is the location of the property. What do you suggest?

Flying freeholds in Shawbury are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Shawbury you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Shawbury may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

Do I need to be suspicious that brokers that I am dealing with are recommending a nationwide conveyancing firm as opposed to a local Shawbury conveyancing company?

As with lots of professional services, often suggestions from family and friends can be worth their weight in gold. But there are lots of players in a conveyancing matter; estate agents, mortgage brokers and lenders may recommend solicitors to use. On occasion these conveyancers might be known to one of the organisations as one of the best in their field, but occasionally there exists a financial incentive behind the recommendation. You are at liberty to select your preferred lawyer. You need to be aware that the majority of banks specify a panel list of law firms you must use for the lender related work in your conveyancing.

We expect to complete the sale of our £225,000 flat in Shawbury next week. The managing agents has quoted £312 for Landlord’s certificate, insurance certificate and 3 years statements of service charge. Is the landlord entitled to charge exorbitant fees for a leasehold conveyance in Shawbury?

Shawbury conveyancing on leasehold flats typically necessitates administration charges levied by freeholders :

Answering pre-exchange questions Where consent is required before sale in Shawbury Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your conveyancer will have no control over the level of the charges for this information but the average costs for the information for Shawbury leasehold property is £350. For Shawbury conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are required to provide answers.

I bought a split level flat in Shawbury, conveyancing having been completed in 2007. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Shawbury with a long lease are worth £265,000. The average or mid-range amount of ground rent is £50 per annum. The lease terminates on 21st October 2100

You have 75 years left to run we estimate the price of your lease extension to span between £8,600 and £9,800 plus professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first getting professional advice.

I am buying a flat with all finances in place. I have provided conveyancer with two separate evidence of photographic identification, bank statement, numerous utility bills. Now he wants a copy from a probate lawyer stating that the money is in place and that it has come from inheritance and not via illegitimate means.

In today’s world you will not be able to complete any Shawbury conveyancing transaction without first providing evidence of your identity to your lawyers. This usually takes the form of a either your passport or driving licence and a utility bill. Remember if you are providing your driving licence as evidence of ID it must be both the paper part and photo card part, one is not acceptable without the other. Establishing of your source of funds is required under Money Laundering Regulations.