I am need of leasehold conveyancing for an apartment in a fairly new development (seven years old) in Shenfield. The vast majority the appartments have already been disposed of. Do I need carry out the local searches as part of conveyancing in Shenfield?
Conveyancing Searches are a central link in the Shenfield conveyancing process. There are numerous search providers conducting Shenfield conveyancing searches, as well direct from the local authority. These are usually referred to as personal search organisation due to them carrying out, personal searches. Nevertheless, all Local Authority Search conveyancing products have one thing in common - they must obtain their data from the local authoritative source.
What is the first thing I need to know about purchase conveyancing in Shenfield?
Not many law firms or advisers will tell you this but conveyancing in Shenfield or throughout England and Wales is an adversarial experience. Put another way, when it comes to conveyancing there exists plenty of opportunity for friction between you and other parties involved in the legal transfer of property. For instance, the seller, property agent and sometimes the mortgage company. Choosing a law firm for your conveyancing in Shenfield is a critical decision as your conveyancer is your adviser, and is the SOLE party in the transaction whose role it is to look after your legal interests and to keep you safe.
There is a distinct creep in the "blame" culture- someone has to be blamed for the process being so protracted. We recommend that you your first instinct should be to trust your lawyer above the other parties in the home moving process.
We are close to exchanging contracts on the sale of our property in Shenfield and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. A high street Shenfield lawyer would know that there is no such problem. It does beg the question why the buyers used a national conveyancing outfit as opposed to a conveyancing solicitor in Shenfield. Having lived in Shenfield for 5 years we know of no issue. Do we contact our local Authority to obtain clarification that the buyers are looking for.
It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
Just bought a semi-detached house in Shenfield , how long should it take for the Land Registry to deal with the formalities evidencing my ownership? My Shenfield conveyancing solicitor works at snail pace, so I want to be sure that my purchase is recorded.
As far as conveyancing in Shenfield is concerned, registration is no faster or slower than the rest of England and Wales. Rather than based on location, timeframes can vary subject to the party submitting the application, whether there are errors and whether the Land registry communicate with any interested persons or bodies. Currently approximately 80% of submission are completed in less than three weeks but occasionally there can be protracted delays. Historically registration is effected once the new owner is living at the property so 'speed' is not typically an essential issue but if there is a degree of urgency associated with the registration then you or your conveyancer must contact the land registry and explain the circumstances.
I need to find a conveyancing solicitor for remortgage conveyancing in Shenfield. I happened to land on a site which appears to be the ideal solution If it is possible to get all formalities completed via phone that would be ideal. Do I need to be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
When it comes to my conveyancing in Shenfield should I be paying VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Shenfield conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the conveyancer's time in submitting the funds this way.