I plan on acquiring a ground floor flat in Shinfield. My property lawyer is not on the bank conveyancing panel. Is it possible for me to retain my Shinfield conveyancing solicitor notwithstanding that they are excluded from the lender panel?
Your options include
- Complete the purchase with your chosen Shinfield solicitor but your bank will need to appoint a lawyer from their approved panel. The net result is additional charges together with probable frustration.
- Appoint a new property lawyer to conduct the conveyancing, ensuring that they are on the mortgage company conveyancing panel.
- Appeal to your conveyancer to apply to join the lender panel
We are purchasing a apartment in Shinfield. It might be a silly question but how we can trust a conveyancer? On the day of competition we will need to deposit funds into their account. What is the protection we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am purchasing a terrace house in Shinfield. We would like to convert the garage to an office at the house.Will the conveyancing process involve investigations to see if these works were previously refused?
Your property lawyer should check the registered title as conveyancing in Shinfield will sometimes identify restrictions in the title deeds which restrict certain changes or necessitated the consent of a 3rd party. Many additions need local authority planning consent and approval under the building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be sensible to check these things with a surveyor before you commit yourself to a purchase.
My solicitor has informed me that lack of right of way insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Shinfield?
The right level of lack of right of way indemnity insurance should be dictated by who your lender. It would differ for example between Santander and Virgin Money. Conveyancing solicitors as opposed to borrowers take out such insurances.
What will a local search tell me regarding the house I am buying in Shinfield?
Shinfield conveyancing often commences with the ordering local authority searches directly from your local Authority or via a personal search company such as Searchflow The local search is essential in every Shinfield conveyancing purchase; that is if you wish to avoid any unpleasant once you have moved into your new home. The search should 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 thirteen topic headings.
It has been 3 months following my purchase conveyancing in Shinfield concluded. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I've recently found out that there is a flying freehold element on a house I have offered on last month in what was supposed to be a simple, chain free conveyancing. Shinfield is the location of the property. Is there any advice you can impart?
Flying freeholds in Shinfield are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Shinfield you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Shinfield may decide 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 residence.
What advice can you give us when it comes to choosing a Shinfield conveyancing practice to deal with our lease extension?
If you are instructing a property lawyer for your lease extension (regardless if they are a Shinfield conveyancing practice) it is essential that he or she should be familiar with the legislation and specialises in this area of work. We advise that you talk with two or three firms including non Shinfield conveyancing practices prior to 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 Shinfield who can give a testimonial? How familiar is the practice with lease extension legislation?
I am the registered owner of a 1 bedroom flat in Shinfield, conveyancing was carried out in 2001. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Shinfield with over 90 years remaining are worth £216,000. The ground rent is £50 invoiced annually. The lease terminates on 21st October 2092
You have 68 years left to run the likely cost is going to span between £9,500 and £11,000 plus professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.