Me and my partner are purchasing a 2 bedroom apartment in Shenfield with a mortgage. We have a Shenfield conveyancer, however the lender advise he's not on their "panel". It seems we have no option but to instruct one of the lender panel conveyancing practices or retain our Shenfield lawyer as well as pay for one of their panel firms to represent them. This feels very unfair; are we not able to require that the lender use our Shenfield conveyancer ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms 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. Another option that might be available is for your Shenfield conveyancing lawyer to apply to be on the conveyancing panel.
We are buying a house and need a conveyancing solicitor in Shenfield who is on the Virgin Money conveyancing panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Virgin Money . We don't recommend any particular firms conducting conveyancing in Shenfield.
My lawyer in Shenfield is not listed on the Barnsley Building Society Approved Panel. Is it possible for me to use my family solicitor notwithstanding that they are not on the Barnsley Building Society list of approved lawyers?
The limited options available to you here include:
- Complete the purchase with your preferred Shenfield solicitors but Barnsley Building Society will need to retain a solicitor on their panel. This will inevitably rack up the overall conveyancing fees as well as result in frustration.
- Get an alternative lawyer to act in the conveyancing, obviously checking they are Barnsley Building Society approved.
- Try to convince your Barnsley Building Society based solicitor to try to join the Barnsley Building Society panel
I have been on the look out for a leasehold apartment up to £235,500 and found one close by in Shenfield I like with a park and railway links nearby, the downside is that it's only got 51 remaining years left on the lease. I can't really find anything else in Shenfield for this price, so just wondered if I would be making a mistake buying a lease with such few years left?
Should you require a home loan the remaining unexpired lease term will likely be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of twenty four months you could ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this.
I need to instruct a conveyancing solicitor for residential conveyancing in Shenfield. I've discover a web site which seems to have the ideal solution If there is a chance to get all the legals done via phone that would be ideal. Should I be concerned? 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?
I am employed by a reputable estate agent office in Shenfield where we have experienced a number of leasehold sales put at risk as a result of short leases. I have received conflicting advice from local Shenfield conveyancing solicitors. Can you clarify whether the seller of a flat can start the lease extension process for the purchaser on completion of the sale?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the disposal of the property.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
Leasehold Conveyancing in Shenfield - Sample of Questions you should ask before Purchasing
-
In the main the outlay for major works tend not to be included within maintenance charges, although there some managing agents in Shenfield obliged leasehold owners to pay into a sinking fund created for the specific intention of establishing a fund for larger works. How many of the leaseholders are in arrears for their maintenance charge payments?