I chose a Shenley based firm for my conveyancing in Shenley last week. After carefully reading the Terms I seeI am on the hook for fees even where the conveyance does not complete. Should I go with them or select a web based firm promising no move no charge conveyancing in Shenley?
It is usually a trade off in that if "No Completion No Fee" is available then the conveyancing charges will generally be higher to cover those conveyances that do not go ahead. Please beware that these arrangements tend not to protect you from outlay for instance Shenley conveyancing search charges.
I am purchasing a property and need a conveyancing solicitor in Shenley who is on the Barclays conveyancing. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Barclays in certain locations such as Shenley. We dont recommend any particular firm.
How does conveyancing in Shenley differ for new build properties?
Most buyers of new build premises in Shenley approach us having been asked by the builder to exchange contracts and commit to the purchase even before the house is completed. This is because new home sellers in Shenley typically purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Shenley or who has acted in the same development.
I have been recommended by a few estate agents in Shenley to find a property lawyer using your seach tool. What’s the financial inducement for Estate Agents to promote your lawyers over and above alternative conveyancing organisations?
We don’t offer any referral fee for pointing buyers and sellers in our direction. We thought it would be too underhand to pay a commission because a client could think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.
I've recently bought a leasehold house in Shenley. Do I have any liability for service charges relating to a period prior to completion of my purchase?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I have given up trying to purchase the freehold in Shenley. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Absolutely. We can put you in touch with a Shenley conveyancing firm who can help.
An example of a Lease Extension case for a Shenley flat is Ground Floor Maisonette 17 Milton Road in January 2014. The Tribunal determined the premium payable by the Applicant to the should be £13,299 This case was in relation to 1 flat. The unexpired lease term was 71.73 years.
I am contemplating choosing a web based property lawyer ahead of a Shenley conveyancing firm. Should I ‘stay local’?
Various benefits exist in having the opportunity to attend a local Shenley conveyancing solicitor such as
- signing documents on short notice
- having one on one explanations of things that need explaining
- the ability to raise concerns if matters go pear-shaped
When checking fees, look carefully for hidden extras. The majority decent Shenley high street solicitors give an all-inclusive figure. Many online agents appear to offer low cost fees, yet have hidden 'extras' in the small print.