I have 70 years left on my lease and need a lease extension for my flat in Shifnal. Conveyancing solicitors on the Tesco Bank panel can deal with such extensions correct?
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are securing a mortgage then your lender may insist that the lease be extended before competition. Tesco Bank have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 24/4/2025 the requirements read as follows :
I am assisting my aunt sell her flat in Shifnal. Does the solicitor commission an energy performance certificate or it is for me to see to?
Following the abolition of HIPs, EPC’s became a required part of moving property. An EPC must be to hand prior to the property being marketed. This is not something that solicitors normally organise. If you are using a Shifnal conveyancing lawyer they may be able to arrange EPC’s given their relationships with reputable Shifnal energy assessors
I am due to move house in May. Will my conveyancing solicitor communicate with the removal company on the completion day. As an aside, can you recommend a removal company in Shifnal. Conveyancing firm was chosen prior to coming across your page.
On the day of completion you will need to collect the house keys from the selling agent but this should only occur after the previous owners conveyancers inform the agent that they have the completion monies and the keys can be collected. You can advise the removal men that you are ready to move in. As a matter of policy we do not suggest a specific removal organisation but can assist you in finding a residential property solicitor in Shifnal or a solicitor with expertise in conveyancing in Shifnal.
I had an offer accepted on a property in Shifnal on 4/3/2025, valuation was booked five days after, all came back fine. Property lawyer instructed, so the only thing outstanding was my mortgage offer. Having made daily calls to Kent Reliance and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Kent Reliance conveyancing panel. Can the lender hold off the offer?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Kent Reliance to deal with your lawyer's application to be on the Kent Reliance conveyancing panel. There's no guarantee that your solicitor will be accepted.
Should commercial conveyancing searches reveal proposed roadworks that could affect a commercial land in Shifnal?
Many commercial conveyancing solicitors in Shifnal will execute a SiteSolutions Highways report as it reduces the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Shifnal. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Shifnal.
For each commercial conveyancing transaction in Shifnal it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may cause delays to Shifnal commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not ordered for residential conveyancing in Shifnal.
I purchased a terraced Victorian house in Shifnal. Conveyancing solicitor represented me and Nationwide Building Society. I did a free Land Registry search last week and there are two entries: the first freehold, another for leasehold under the exact same address. I'd like to know for sure, how can I find out??
You need to 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 Shifnal and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the position with the conveyancing solicitor who conducted the conveyancing.
How does conveyancing in Shifnal differ for newly converted properties?
Most buyers of new build residence in Shifnal approach us having been asked by the builder to exchange contracts and commit to the purchase even before the house is ready to move into. This is because house builders in Shifnal usually buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Shifnal or who has acted in the same development.
What advice can you give us when it comes to choosing a Shifnal conveyancing practice to deal with our lease extension?
When appointing a property lawyer for lease extension works (regardless if they are a Shifnal conveyancing practice) it is most important that he or she should be familiar with the legislation and specialises in this area of work. We recommend that you make enquires with several firms including non Shifnal conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be useful:
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How familiar is the firm with lease extension legislation?
Shifnal Conveyancing for Leasehold Flats - A selection of Questions you should consider before buying
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Are there any major works in the near future that will likely add a premium to the maintenance fees? How long is the Lease? Make sure you discover if there is anything that is prohibited in the lease. For example it is fairly common in Shifnal leases that pets are not permitted in in a block in Shifnal. If you love the apartmentin Shifnal however your cat can’t make the move with you then you have a very difficult determination.