Completed the sale of my flat in Shefford last February but our buyer keeps Skype messaging every few hours to say his lawyer is waiting to hear from mine. What are the post completion sale legalities now that I have sold?
Post completion of your disposal your conveyancer is duty bound to send the transfer documentation and all supplemental paperwork to the purchaser's solicitors. If applicable, your lawyer should also confirm that the legal charge in favour of the lender has been discharged to the buyers solicitors. There is unlikely to be post completion steps just for conveyancing in Shefford.
My Solicitor in Shefford is not listed on the Clydesdale Conveyancing Panel. Can I still retain my prefered solicitor even though they are not on the Clydesdale approved list?
The limited options open to you here include:
- Carry on with your existing Shefford solicitors but Clydesdale will need to retain a conveyancer on their panel. This will result in additional total legal fees and cause delays.
- Get an alternative practitioner to to deal with the conveyancing, obviously checking they are Clydesdale approved.
- Persuade your Clydesdale based solicitor to try to join the Clydesdale panel
I'm purchasing a new build house in Shefford with a loan from TSB. The sellers would not move on the amount so I negotiated £7000 of fixtures and fittings instead. The house builders rep advised me not disclose to my solicitor about this extras as it may adversely affect my loan with TSB. Do I keep my lawyer in the dark?.
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.
How does the Landlord & Tenant Act 1954 impact my commercial property in Shefford and how can your lawyers assist?
The particular law that you refer to provides protection to commercial lessees, granting the a statutory right to apply to court for a continuation of occupancy at the end of the lease term. There are limited grounds where a landlord can refuse a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Shefford is one of the many areas of the UK in which the firms we work with have offices
What are the frequently found deficiencies that you witness in leases for Shefford properties?
Leasehold conveyancing in Shefford is not unique. Most leases are drafted differently and drafting errors can sometimes mean that certain sections are wrong. The following missing provisions could result in a defective lease:
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Service charge per centages that don't add up correctly leaving a shortfall Clauses dealing with recovering service charges for expenditure on the building or common parts.
A defective lease can cause issues when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Barclays , Coventry Building Society, and Bank of Ireland all have express conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is defective they may refuse to provide security, forcing the buyer to pull out.
I bought a garden flat in Shefford, conveyancing having been completed in 1995. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Shefford with a long lease are worth £197,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease expires on 21st October 2080
With 55 years unexpired we estimate the price of your lease extension to range between £31,400 and £36,200 as well as costs.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.
Searching for a conveyancing solicitor in Shefford. I thought I had one sorted but they are not on the panel for Coventry BS. It would appear that these days most lenders only allow lawyers on their panel. Very frustrating limiting the choice for the paying public. Is it possible for you to refer me to a cheap Shefford property lawyer that can assist us as well as represent Coventry BS?
The purpose of this site is limited to being a directory service for conveyancing practitioners who wish to be listed as being on the approved conveyancing panel for Coventry BS in certain locations for instance Shefford . Our intention is not to recommend any particular conveyancer.