It has come to my attention via my broker that my Shepperton the law firm I have appointed is not on the mortgage company Solicitor panel. How can I be sure that this is correct?
Your first step should be to call your Shepperton lawyer directly. It is reasonable to expect your lawyer to notify you of the situation. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your bank.
We are planning to move property in January. Will my conveyancing solicitor communicate with the removal company on the completion day. Incidentally, can you put forward a removal company in Shepperton. Conveyancing firm was chosen prior to coming across this website.
On the afternoon of completion you will need to collect the keys from your estate agent however this can only happen after the sellers conveyancers inform the agent that the monies to complete are in and the keys can be collected. After that you should inform the removal company that you are ready to move in. As a matter of policy we do not recommend a particular removal company but can assist you in choosing a conveyancing in Shepperton or a legal practice that specialises in conveyancing in Shepperton.
When it comes to mortgage companies such as Kent Reliance, do Shepperton conveyancing practitioners incur a fee to be on the conveyancing panel?
We are not aware of any mortgage company fees to register on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
My sealed bid on a semi in Shepperton has been agreed to, but there is a chain. The vendors have put an offer on on an apartment, however it’s not yet agreed to, and have viewings of other properties booked. I have selected a bricks and mortar conveyancing solicitor in Shepperton. What do I do now? At what stage do I apply for the mortgage with UBS?
It is understandable to have concerns where there is a chain as you are unlikely to want to incur expenses prematurely (mortgage application is in the region of one thousand pounds, then valuation, Shepperton conveyancing search costs, etc). The first course of action is to ensure that your conveyancing practitioner is on the UBS approved list. Regarding the subsequent phase this very much dictated by the circumstances of your transaction, desire for this property and on the state of the market. During a hot market many buyers would apply for the mortgage with UBS and pay for the valuation and only if it was satisfactory would they ask their property lawyer to press on with searches.
We are downsizing from our property in Shepperton and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. Any local lawyer would know this is not the case. It does beg the question why the buyers used a national conveyancing firm as opposed to a conveyancing solicitor in Shepperton. Having lived in Shepperton for 5 years we know that this is a non issue. Do we contact our local Authority to get clarification that there is no issue.
It would appear that you have a conveyancing lawyer already. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
Are there restrictive covenants that are commonly picked up during conveyancing in Shepperton?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Shepperton. 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…’
I am using a search engine for the words cheap conveyancing in Shepperton it brings up numerous conveyancersin the vicinity. With so much choice what is the best way to find the right property lawyer for purchase transaction?
The best method of seeking the right conveyancer is through a trusted recommendation, so ask friends and those you trust who have acquired a property in Shepperton or the reputable estate agent or mortgage broker. Charges for conveyancing in Shepperton differ, so it's sensible to obtain a minimum of four fee calculations from varying types of solicitors. Make sure that you know that the costs are assured not to to be inflated.
Can you provide any top tips for leasehold conveyancing in Shepperton with the aim of saving time on the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Shepperton can be avoided if you instruct lawyers the minute your agents start advertising the property and ask them to collate the leasehold information needed by the buyers’ conveyancers. A minority of Shepperton leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, you should place the estate agents on notice to make sure that the purchasers obtain bank and professional references. The bank reference will need to confirm that the buyers are financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their lawyers. You believe that you know the number of years remaining on your lease but it would be wise to verify this via your solicitors. A buyer’s conveyancer will be unlikely to recommend their client to where the lease term is below 80 years. In the circumstances it is important at an early stage that you consider whether the lease term for your property needs extending. If it does, contact your solicitors before you put your property on the market for sale. If you hold a share in a the freehold, you should ensure that you hold the original share certificate. Arranging a duplicate share certificate can be a lengthy process and slows down many a Shepperton conveyancing transaction. Where a new share is needed, do contact the company officers or managing agents (if applicable) for this as soon as possible.
My wife and I have hit a brick wall in seeking a lease extension in Shepperton. Can this matter be resolved via the Leasehold Valuation Tribunal?
Where there is a missing landlord or where there is disagreement about the premium for a lease extension, under the relevant statutes you can apply to the LVT to assess the price payable.
An example of a Lease Extension matter before the tribunal for a Shepperton premises is 147 Redford Close in June 2012. The Tribunal determined the lease extension premium to be at £4,200 This case was in relation to 1 flat. The unexpired term was 82.93 years.