we are a couple who decided to purchase a purpose built flat in Shenfield with a residential mortgage from Chelsea Building Society.We use our Shenfield conveyancing lawyer but Chelsea Building Society says she’s not listed on their approved list of firms. It seems we have little choice but to instruct a Chelsea Building Society panel solicitor or keep our local solicitor and fork out for one of their panel ones to represent them. We feel as though this is unjust; Can we not simply insist that Chelsea Building Society use our lawyer?
Unfortunately,no. The loan offered to you is subject to its various provisions, one of which will be that solicitors needs to be on the Chelsea Building Society conveyancing panel. Until recently, most mortgage companies had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for Chelsea Building Society
My father advised me that in buying a property in Shenfield there could be various restrictions affecting the ability to carry out external changes to a property. Is this right?
There are anumerous of properties in Shenfield which have some sort of restriction or requirement of consent to carry out external alterations. Part of the conveyancing in Shenfield should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am due to exchange contracts on my flat. I had a double glazing fitted in September 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Nationwide are being pedantic. The Shenfield solicitor who is on the Nationwide conveyancing panel is saying indemnity insurance will be fine but Nationwide are insisting on a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide 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.
Yorkshire BS have agreed my home loan in principle, my offer on a flat in Shenfield has been accepted, what happens next?
The estate agent will want to know who your solicitors are (be sure the conveyancing practitioners are on the lender’s approved list). Call up Yorkshire BS or the broker and complete any relevant forms. Yorkshire BS will sellect a valuer who will get in contact with the selling agent or owners to book an appointment. Once conducted (assuming no problems) it takes about ten days for the mortgage offer to be issued. Yorkshire BS will send the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Shenfield.
I used Wolstenholmes several years ago for my conveyancing in Shenfield. Now, I need my files but the law firm is no longer operating. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Shenfield of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Over the last few months I have been searching for a leasehold apartment up to £245,000 and identified one round the corner in Shenfield I like with open areas and railway links nearby, however it's only got 51 remaining years left on the lease. There is not much else in Shenfield for this price, so just wondered if I would be making a grave error purchasing a short lease?
If you need a mortgage the shortness of the lease will likely be an issue. Discount the offer by the expected lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of 2 years you may ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer about this.
What makes your site different to alternative web based conveyancing solicitors when it comes to conveyancing in Shenfield?
At this site get a fixed fee costs illustration from a Solicitor or Licensed Conveyancer that appreciates the issues of your conveyancing in Shenfield. As opposed to estate agents and brokerage sites we do not have kick-back deals with solicitors. A large number of agents and online brokers 'recommend' the firm that pays the most commission, rather than the best value conveyancing in Shenfield
I need to retain a conveyancing solicitor for residential conveyancing in Shenfield. I happened to stumble upon a web site which appears to be the perfect solution If it is possible to get all the legals done via email that would be ideal. Should I be wary? What should out be looking out for?
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?