I am soon to exchange buying a house in Shirley but as a consequence of wreckage from the recent storms I have managed to agree compensation from the seller in the sum of three thousand pounds by way of a adjustment in the price. This was going to be addressed as part of the conveyancing process but Lloyds are not allowing this. Why were they informed?
Your property lawyer that is on a Lloyds conveyancing panel is obliged to disclose to Lloyds of any amendments to the purchase price. If you were to refuse your property lawyer to disclose the price change to Lloyds then they would have to discontinue acting for you. In addition, Lloyds and you would have to appoint a new solicitor for your conveyancing in Shirley.
When reading online forums for a high-quality lawyer in Shirley, most comment that I should use a CQS assured solicitor. Can you explain what CQS is?
The Conveyancing Quality Scheme (CQS) provides a recognised quality standard for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * compliance with prudent and efficient conveyancing processes via the scheme protocol It covers many firms who perform conveyancing in Shirley.
We have a mortgage agreed in principle with Leeds Building Society. Shirley conveyancing practitioners were instructed. How long does it take for Leeds Building Society to send the offer to the solicitor?
There is no definitive answer here. Have Leeds Building Society conducted the survey? Have you advised Leeds Building Society as to your lawyers' details and checked that your lawyers are on the Leeds Building Society conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I recently had an offer accepted on a house in Shirley. My mortgage broker suggested a lawyer. I paid an on account payment of £150. Shortly after, the property lawyer contacted me sheepishly admitting that they were not on the Principality 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 Principality 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.
My offer was accepted on an apartment in Shirley on 24/6/2025, valuation was booked 4 days after, received a clean bill of health. Solicitor retained, so all that was missing was my mortgage offer. Having made daily calls to Yorkshire BS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Yorkshire BS conveyancing panel. Are Yorkshire BS entitled to hold back the Mortgage pending the lawyer being on the approved list?
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Yorkshire BS to deal with your lawyer's application to be on the Yorkshire BS conveyancing panel. There's no guarantee that your solicitor will be accepted.
I need to instruct a conveyancing solicitor for residential conveyancing in Shirley. I have discover a site which seems to have the perfect answer If it is possible to get all formalities completed via email that would be preferable. Do I need to be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I've recently bought a leasehold flat in Shirley. Am I liable to pay service charges relating to a period prior to my ownership?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I own a first flat in Shirley. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal determine the sum due for a lease extension?
You certainly can. We can put you in touch with a Shirley conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Shirley property is 29 Woodstock Road in April 2014. the Tribunal determined that the premiums to be paid into court in respect of the purchase of the freehold registered at HMLR under Title N0.SY3997 should be £7,217. This case related to 4 flats. The unexpired term as at the valuation date was 98 years.
What type of premises does your Shirley conveyancing quotes relate to?
The quotes issued are only relevant to standard residential property in England & Wales. If you have any different needs for instance industrial or agricultural land or commercial conveyancing in Shirley you should contact us to discuss your requirements .