We were going to get a OIP from TSB this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do TSB recommend any Shenley solicitors on the TSB conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Shenley solicitors independently although you'll need to choose one on the TSB conveyancing panel. The solicitor represents both you and TSB through the process.
About to purchase house in Shenley. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the RBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Shenley conveyancer is on the RBS conveyancing panel.
I was told two weeks ago that my mortgage has been agreed to by Clydesdale. Is it usual for Clydesdale to only issue the offer once my solicitor in Shenley is approved on their conveyancing panel? Clydesdale have asked my solicitor to see a copy of their PI Insurance.
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Clydesdale to deal with your lawyer's application to be on the Clydesdale conveyancing panel. There's no guarantee that your solicitor will be accepted.
How does conveyancing in Shenley differ for new build properties?
Most buyers of new build property in Shenley approach us having been asked by the seller to sign contracts and commit to the purchase even before the premises is constructed. This is because house builders in Shenley typically purchase the real estate, 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.
Due to the advice of my in-laws I had a survey completed on a property in Shenley prior to appointing solicitors. I have been advised that there is a flying freehold overhang to the property. My surveyor advised that some mortgage companies will not give a loan on such a premises.
It varies from the lender to lender. HSBC has different instructions for example to Halifax. If you e-mail us we can check via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Shenley. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Shenley to see if the conveyancing costs will increase in light of this.
What does commercial conveyancing in Shenley cover?
Commercial conveyancing in Shenley covers a broad range of advice, provided by regulated solicitors, relating to business premises. For instance, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.
I am thinking of appointing a conveyancing lawyer in Shenley for my purchase. Is it possible to review a solicitor's record with the legal regulator?
You may read presented Solicitor Regulator Association (SRA) decisions stemming from inquisitions from 2008 onwards. Go to Check a solicitor's record. For details about the period before 1 January 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, use +44 (0)121 329 6800. The SRA sometimes recorded telephone calls for training requirements.
I bought a property in Shenley last 19/5/2025 and to date it is still not registered with HMLR. It was part of a development site and my conveyancing practitioner told me that it may take 12 months to register. I have contacted HMLR directly and they have informed me the initial application was cancelled due to failure to reply to requisitions. Should I be concerned?
It is your conveyancer that you really need to contact in order to satisfy any issues which have arisen as part of the registration process for your Shenley property. Normal Shenley conveyancing practice includes an undertaking on the part of the vendor’s lawyer that they will assist in resolving any requisition raised by HMLR so it may be a case of seeking to enforce that undertaking in some way.