Can you explain why leasehold purchase conveyancing in Shifnal is more expensive?
Shifnal leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving applicable notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.
I am purchasing a flat and need a conveyancing solicitor in Shifnal who is on the Birmingham Midshires solicitor. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Birmingham Midshires in certain locations such as Shifnal. We dont recommend any particular firm.
I am the single beneficiary of my late father’s estate with all property in now in my sole name, including the house in Shifnal. The Shifnal property was put into my name in November. I now wish to sell up. I understand that there is a Mortgage Lenders six month 'rule', which means that my proprietorship may be regarded the same way as though I had purchased the property in November. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be caught by that. many mortgage companies would take a pragmatic view as this requirement chiefly exists to pick up on the purchase and immediately sell or the flipping of property.
I am purchasing a property in Shifnal. An unusual aspect is that the roof has a solar panel. Nottingham have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with Nottingham your lawyer must follow the formal instructions contained in Part 2 of UK Finance Lenders’ Handbook for Nottingham. The CML Handbook stipulates minimum specifications for solar panel roof-space leases, and conveyancers are required to report to Nottingham where a lease fails to satisfy these conditions. The requirements relate to the installation of panels on properties nationwide and is not limited to Shifnal.
Skipton have agreed my mortgage in principle, my bid on a house in Shifnal has been accepted, what happens next?
The estate agent will want to be advised as to your conveyancing practitioner's details (make sure the solicitors are on the bank’s panel). Telephone Skipton or the financial adviser and finish off any relevant documentation. Skipton will sellect a valuer who will get in contact with the selling agent or seller to arrange a time for the valuation to happen. Once conducted (assuming no problems) it takes on average ten days to receive the mortgage offer. Skipton will send the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Shifnal.
How does conveyancing in Shifnal differ for new build properties?
Most buyers of new build property in Shifnal come to us having been asked by the seller to sign contracts and commit to the purchase even before the residence is constructed. This is because builders in Shifnal typically 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 conveyancing solicitors 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.
Due to the encouragement of my in-laws I had a survey completed on a property in Shifnal prior to appointing conveyancers. I have been told that there is a flying freehold element to the property. Our surveyor has said that some banks tend refuse to grant a loan on a flying freehold premises.
It depends who your proposed lender is. Lloyds has different instructions from Nationwide. Should you wish to telephone us we can investigate further with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Shifnal. Conveyancing may be slightly more expensive based on your lender's requirements.
I am a sole trader hoping to take over a lease of a shop on a shopping parade. Can you recommend lawyers offering no-sale-no charges for non-domestic conveyancing in Shifnal for under £1,200?
We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Shifnal, including the sale and purchase of businesses as well as simply property. Whether you are hoping to acquire or dispose of a shop, pub, restaurant, office, retail unit or a whole business we will find you the right lawyer. As for the charges this will depend on the structure and nuances of the deal. Let us have your details or email us so that we may provide you with a detailed commercial conveyancing calculation.