My IFA has requested my Shenley solicitor’s panel member for the Nat West conveyancing panel. How do I discover this. I have tried my local Shenley office but they have not got back to me yet.
Have you tried speaking to your Shenley conveyancing practitioner about this?. They retain a central record lender panel numbers.
Our Shenley solicitor has discovered a discrepancy between the assumptions in the valuation survey and what is in the legal papers for the property. My solicitor has advised that he is obliged to ensure that the bank is OK with this discrepancy and is content to go ahead. Is my conveyancer’s approach right?
Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
My colleague recommended that if I am purchasing in Shenley I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is usually included in the estimate for your Shenley conveyancing searches. It is not a small report of about 40 pages, listing and detailing important information about Shenley around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Shenley Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful information regarding Shenley.
I have been on the look out for a leasehold apartment up to £245,000 and found one round the corner in Shenley I like with a park and transport links nearby, the downside is that it's only got 61 years on the lease. There is not much else in Shenley in this price bracket, so just wondered if I would be making a mistake buying a lease with such few years left?
Should you require a mortgage that many years may be an issue. Discount the price by the expected lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of 2 years you can request that they start the process of the extension and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this matter.
I was pointed in your direction by three or four local selling agents in Shenley to choose a solicitor using your seach tool. Is there a financial incentive for Estate Agents to offer your services over and above another?
We refuse to offer any referral fee for directing people in our direction. We thought it would be too underhand a fee because home movers will think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.
In searching the internet for the phrase conveyancing in Shenley it brings up numerous conveyancersin the area. With so much choice what is the best way to find the right property lawyer for me?
The best way of choosing a suitable conveyancer is via trusted referral, so ask friends and family who have bought a property in Shenley or a reputable estate agent or financial adviser. Costs for conveyancing in Shenley vary, so it's a good idea to request a minimum of three fee calculations from different law firms. Make sure that you know what costs in the quote includes.