When does exchange of contracts take place for purchase conveyancing in Shawbury and am I required to attend the conveyancers office?
If you are round the corner to our conveyancing solicitors in Shawbury you are invited in to sign the paperwork. That being said, the firms we recommend supply a national conveyancing service and provide just as detailed and professional a job for you when dealing with you electronically. The signing of the purchase agreement is not when everything is set in stone. Signing on the dotted line simply enables the firm to address the formalities when the time is right, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Shawbury)to be in the office at the appropriate time.
Can I be sure that the Shawbury conveyancing solicitor on the UBS panel is any good?
When it comes to conveyancing in Shawbury getting recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the lawyer conducting your transaction.
I am currently in the process of buying my council flat in Shawbury. I have a mortgage offer with Yorkshire BS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Yorkshire BS, you will need to appoint a solicitor on the Yorkshire BS conveyancing panel.
Completion of my purchase has taken place for my property in Shawbury. Conveyancing was of an acceptable standard but I would like to complain about the lender. How does one go about formally complaining?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
Will our solicitor be asking questions regarding flooding during the conveyancing in Shawbury.
The risk of flooding is if increasing concern for solicitors dealing with homes in Shawbury. Some people will acquire a house in Shawbury, completely expectant that at some time, it may suffer from flooding. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Solicitors are not qualified to offer advice on flood risk, however there are a numerous checks that can be undertaken by the buyer or on a buyer’s behalf which will give them a better understanding of the risks in Shawbury. The conventional set of property information forms supplied to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) includes a standard question of the owner to discover whether the premises has suffered from flooding. If the property has been flooded in past and is not disclosed by the owner, then a purchaser may issue a compensation claim as a result of such an inaccurate reply. The buyer’s lawyers should also commission an environmental report. This will indicate whether there is a recorded flood risk. If so, additional investigations will need to be made.
It has been five months since my purchase conveyancing in Shawbury concluded. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £170,000. 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 asset 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.
How does conveyancing in Shawbury differ for newly converted properties?
Most buyers of new build property in Shawbury contact us having been asked by the builder to sign contracts and commit to the purchase even before the house is built. This is because new home sellers in Shawbury usually buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Shawbury or who has acted in the same development.
My folks are unable to locate their Shawbury property on the HMLR site. They recall that fifty years ago when they acquired the property there were complications regarding the address not being identified on some systems.
Almost all properties in Shawbury should show up. Have you attempted a search with just the postcode. Normally it will disclose all the properties inside the postcode. Where registered it will show up with a title number. Where they bought 50 years ago it's conceivable it may be unrecorded. The address might still be revealed but with the title number shown 'na'. In this scenario you will need to find the original title deeds which might be with your parent’s lender.