My financial adviser requires my Shepperton lawyer’ panel member for the Santander conveyancing panel. Can you suggest how I find this out. I have e-mailed my local Shepperton office but they have not got back to me yet.
You are best placed to get this information from your Shepperton property lawyer . Most Shepperton conveyancing firms will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.
My aunt informed me that in buying a property in Shepperton there could be a number of restrictions limiting what one can do in terms of external alterations to the property. Is this right?
There are a number of properties in Shepperton which have some sort of restriction or requirement of consent to perform external variations. Part of the conveyancing in Shepperton should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
My wife and I have organised a further advance on our mortgage from Nottingham as we want to carry out renovations to our home in Shepperton. Are we obliged to select a local Shepperton solicitor on the Nottingham conveyancing panel to deal with the legals?
Nottingham don't usually require a member of their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Nottingham conveyancing panel.
After months of negotiation I have agreed a price on a house in Shepperton. My financial adviser pressured me to appoint their conveyancing practitioner. I paid an advanced payment of £225. A few days later, the conveyancer contacted me sheepishly admitting that they were not on the Skipton conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Skipton panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
What can a local search inform me concerning the house my wife and I purchasing in Shepperton?
Shepperton conveyancing often commences with the applying for local authority searches directly from your local Authority or through a personal search company for example Xpress Legal The local search is essential in every Shepperton conveyancing purchase; as long as you wish to avoid any nasty once you have moved into your new home. The search will provide information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic headings.
My wife and I have a semi-detached Edwardian property in Shepperton. Conveyancing practitioner acted for me and Accord Mortgages Ltd. I happened to do a free search for it on the Land Registry database and there are a couple of entries: one for freehold, another for leasehold under the matching address. I'd like to know for sure, how can I find out??
You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Shepperton and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the position with the conveyancing lawyer who conducted the conveyancing.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in last month in what should have been a quick, chain free conveyancing. Shepperton is where the house is located. Can you shed any light on this issue?
Flying freeholds in Shepperton are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Shepperton you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Shepperton may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
What are your top tips when it comes to choosing a Shepperton conveyancing practice to carry out our lease extension conveyancing?
If you are instructing a conveyancer for your lease extension (regardless if they are a Shepperton conveyancing practice) it is essential that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you make enquires with two or three firms including non Shepperton conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be helpful:
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Can they put you in touch with clients in Shepperton who can give a testimonial?
I have given up trying to reach an agreement for a lease extension in Shepperton. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Absolutely. We can put you in touch with a Shepperton conveyancing firm who can help.
An example of a Lease Extension case for a Shepperton property is 147 Redford Close in June 2012. The Tribunal determined the lease extension premium to be at £4,200 This case affected 1 flat. The unexpired lease term was 82.93 years.