Can conveyancing in Shenstone to be done in under 3 weeks?
Where the seller is applying a tight deadline for your conveyancing it is advisable to make sure that your lawyer is familiar with the area as they will benefit local relationships and know-how. It is even conceivable that they would have conducted otherhomes in the same road. You would be best advised to use a Shenstone conveyancing solicitor. Second, check that the lawyer is on the lender panel. It is claimed that just under twenty per cent of Shenstone conveyancing deals are held up or derailed after discovering a buyer’s lawyer was not on their banks member panel. This can often result in the legal process being frustrated by as much as three weeks. It is understood that this issue affects in the region of 100,000 home moves annually. Almost all Shenstone conveyancing firms can not act for certain banks so do check as early as possible.
Completed the sale of my flat in Shenstone last March yet the purchaser is texting every few hours complaining that her conveyancer is waiting to hear from mysolicitor. What are the post completion sale legalities following completion?
After completion of your sale your conveyancer should send the transfer deeds and all additional paperwork to the purchaser's conveyancer. Depending on the transaction, your lawyer should also evidence that the legal charge in favour of the lender has been discharged to the purchasers conveyancers. There is unlikely to be post completion requirements specific conveyancing in Shenstone.
I am planning to move house in March. Does my conveyancing solicitor liaise with the removal company on the completion day. As an aside, can you recommend a removal company in Shenstone. Conveyancing lawyer was chosen before I stumbled across your website.
On the afternoon of completion you can collect the keys from your estate agent however this can only occur after the vendors lawyers advise the agent that they acknowledge receipt of the completion payment and the keys can be collected. Subsequently you should advise the removal company that they can start moving you in. We do not suggest a specific removal organisation but can assist you in finding a residential property solicitor in Shenstone or a firm that specialises in conveyancing in Shenstone.
I am expecting a AIP from Nottingham this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Nottingham recommend any Shenstone solicitors on the Nottingham conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Shenstone solicitors independently although you'll need to choose one on the Nottingham conveyancing panel. The solicitor represents both you and Nottingham through the process.
The formalities of my purchase has taken place for my property in Shenstone. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
Are there restrictive covenants that are commonly picked up during conveyancing in Shenstone?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Shenstone. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
As co-executor for the will of my father I am disposing of a residence in Newport but reside in Shenstone. My lawyer (based 250 miles from meneeds me to execute a statutory declaration prior to completion. Could you suggest a conveyancing solicitor in Shenstone who can attest this legal document for me?
Technically speaking you should not need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will do regardless of whether they are located in Shenstone
I am a negotiator for a busy estate agent office in Shenstone where we have experienced a number of flat sales jeopardised as a result of leases having less than 80 years remaining. I have been given conflicting advice from local Shenstone conveyancing firms. Can you clarify whether the owner of a flat can initiate the lease extension formalities 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 kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the disposal of the property.
An alternative approach is 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 purchaser.
I own a split level flat in Shenstone, conveyancing was carried out half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Shenstone with a long lease are worth £260,000. The ground rent is £45 per annum. The lease ceases on 21st October 2100
With 74 years remaining on your lease we estimate the price of your lease extension to be between £8,600 and £9,800 as well as professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.