I am acquiring a property for cash in Shenfield. I have resided for the last dozen years in Shenfield. Conveyancing searches are a lot of money. As I know the area and road intimately must I have all the conveyancing searches?
In the absence of a home loan, then almost all of the Shenfield conveyancing searches are at your discretion. Your solicitor will try and sway you, no-doubt strongly, that you should have searches completed, but he is duty bound to do this. One thing to take into account; if you are likely to sell the house at a future date, it will be of relevance to your prospective purchaser what the searches determine. On occasion properties with no practical issues can still show up adverse search results. A competent conveyancing solicitor in Shenfield should provide you some practical advice in this regard.
Do conveyancers request money on account for conveyancing in Shenfield?
If you are buying a property in Shenfield your lawyer will request that you put them with monies to cover the the cost of the conveyancing searches. This will be the total of the cost of the Local Authority Search. If any deposit is as part of the purchase price then this will be needed immediately in advance of contracts are exchanged. The closing balance that is due should be sent to your lawyer a few days ahead of the day of completion.
A relative advised me that in purchasing a property in Shenfield there could be various restrictions limiting what one can do in terms of external changes to a property. Is this right?
There are a number of properties in Shenfield which have some sort of restriction or requirement of consent to perform external variations. 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 apartment. I had a double glazing fitted in November 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, UBS are being problematic. The Shenfield solicitor who is on the UBS conveyancing panel is recommending indemnity insurance as a solution but UBS are requiring a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS 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.
Clydesdale have agreed my home loan in principle, my bid on a flat in Shenfield has been accepted, what are the next steps?
Your property agent will wish to know who your solicitors are (make sure the conveyancing practitioners are on the bank’s approved list). Call up Clydesdale or the broker and finalise any outstanding paperwork. Clydesdale will sellect a valuer who will get in touch with the estate agent or seller to schedule a time for the valuation to happen. Once carried out (assuming no problems) it takes about a week for the mortgage offer to be issued. Clydesdale will issue the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Shenfield.
I used Stirling Law a few years ago for my conveyancing in Shenfield. I now require my file however the law firm is no longer operating. What do I do?
Do contact 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 hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Shenfield. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Shenfield
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Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please provide evidence that the form of Lease proposed has been approved by the Land Registry. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
Having used your search tool I can't find the lawyer I was hoping to instruct as being on the mortgage company conveyancing panel. My lawyer has said that they are on the mortgage company approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the lender conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the bank solicitor panel.