The Shifnal conveyancing solicitors that I appointed last week on my purchase in Shifnal have suddenly closed. I chose them because I needed a solicitor on the RBS conveyancing panel and my preferred Shifnal lawyer was not. I cut them a cheque for two hundred pounds in advance. What do I do now?
Assuming that you have an Estate Agent in the equation then let them know immediately so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the RBS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to help.
Completion of my remortgage has taken place for my property in Shifnal. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
After much negotiation I have agreed a price on an apartment in Shifnal. My mortgage broker suggested a solicitor. I paid an upfront payment of £175. A few days later, the lawyer called me embarrassingly acknowledging that they were not on the Co-operative 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 Co-operative 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.
Planning on purchasing a maisonette in Shifnal. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Clydesdale 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 Shifnal lawyer is on the Clydesdale conveyancing panel.
My wife and I are downsizing from our property in Shifnal and according to the buyers it appears that there is a possibility that the property was built on contaminated land. Any high street Shifnal lawyer would know that there is no such problem. For the life of me I don't know why the buyers instructed a factory type conveyancing practice rather than a conveyancing solicitor in Shifnal. Having lived in Shifnal for six years we know of no issue. Is it a good idea to contact our local Authority to seek confirmation that the buyers are looking for.
It would appear that you have a conveyancing lawyer currently acting for you. What do they say? 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 life insurance to cover that same illness)
I am looking for a ground for flat up to £235,500 and identified one near me in Shifnal I like with a park and station nearby, the downside is that it's only got 52 years unexpired on the lease. There is not much else in Shifnal for this price, so just wondered if I would be making a grave error purchasing a lease with such few years left?
Should you need a mortgage the remaining unexpired lease term will likely be an issue. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least twenty four months you could ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this matter.
Hoping to buy a property located in Shifnal and I am already nervous. I couldn't find anything specific about Shifnal. Conveyancing will be needed in due course but do you know about the Shifnal area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Shifnal. In the meantime here are some basic statistics that we found
I am hoping to exchange soon on a ground floor flat in Shifnal. Conveyancing solicitors assured me that they are sending me a report on Monday. What should I be looking out for?
Your report on title for your leasehold conveyancing in Shifnal should include some of the following:
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What options are open to you if another tenant in the building is in violation of a provision in their lease? The physical extent of the property. This will be the property itself but may include a attic or basement if relevant. Who has the liability to repair and maintain the main walls and foundations. It is essential that you know who is duty bound to repair and maintenance of all parts of the block and communal areas You would want to be sent a copy of the lease You should be advised what is to be regarded as a Nuisance as far as the lease is concerned
I inherited a 1st floor flat in Shifnal, conveyancing was carried out half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Shifnal with a long lease are worth £190,000. The ground rent is £45 per annum. The lease finishes on 21st October 2087
You have 62 years remaining on your lease the likely cost is going to be between £17,100 and £19,800 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.