It has taken forever and a day but a loan offer from NatWest for the refinancing of my single bedroom garden flat is to be issued within the next few days. Could you put forward a cheap conveyancing practitioner in Shirley?
You are on the wrong site if you are seeking the cheapest conveyancing solicitors in Shirley. Our goal is to offer cost effective conveyancing but we do not work with the cheapest lawyers. Resist the temptation to appoint organisations teasing you with £100 conveyancing in Shirley. Optimistically, in choosing a lawyer for cheap conveyancing, you will get your money’s worth and at worst it will result in you spending a lot in additional fees and still not get the service expected.
I require conveyancing for an apartment in a relatively new development (seven years built) in Shirley. The vast majority the properties have already been sold. Is it strictly necessary to order local searches for my conveyancing in Shirley?
You are putting yourself at risk in refusing to carrying out Shirley conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal requirement to have them, but we would strongly advise in the strongest possible terms that your solicitor conducts them. If speed and driving down costs are primary issues you should consider with your solicitor about the options such as lack of search insurance available to you
I have today made my last payment due on my mortgage with Clydesdale. I assume I don't need a Shirley property lawyer on the Clydesdale panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Clydesdale mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Clydesdale mortgage from the register. Clydesdale, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Clydesdale has sent the Land Registry the discharge electronically, and
- Clydesdale has instructed the Land Registry to do so
I have a mortgage with Kent Reliance for my property in Shirley. Conveyancing has been completed a year ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Kent Reliance?
Kent Reliance must be informed of your intention in advance of renting your property as this is likely to be a breach of Kent Reliance’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Kent Reliance directly. You need not do this via a Kent Reliance conveyancing panel lawyer.
Completion of my purchase has taken place for my property in Shirley. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
It has been five months following my purchase conveyancing in Shirley completed. I have checked the Land Registry website which shows that I paid £175,000 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.
My cousin has suggested that I instruct his conveyancing solicitors in Shirley. Do I follow his recommendation?
No doubt it’s preferable to select a conveyancing solicitor is to get referrals from friends or family who have experience in using the firm you're are thinking of instructing.
I've found a house that appears to be perfect, at a great price which is making it all the more appealing. I have subsequently been informed that the title is leasehold rather than freehold. I am assuming that there are particular concerns purchasing a leasehold house in Shirley. Conveyancing solicitors have not yet been appointed. Will my lawyers set out the implications of buying a leasehold house in Shirley ?
Most houses in Shirley are freehold rather than leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can assist with the conveyancing process. it is apparent that you are purchasing in Shirley in which case you should be shopping around for a Shirley conveyancing solicitor and be sure that they are used to transacting on leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a lessee you will not be at liberty to do whatever you want with the house. The lease will likely included provisions for example requiring the landlord’sconsent to carry out changes to the property. It may be necessary to pay a service charge towards the maintenance of the estate where the property is part of an estate. Your lawyer should advise you fully on all the issues.
I have attempted and failed to negotiate with my landlord for a lease extension without getting anywhere. Can the Leasehold Valuation Tribunal decide on such matters? Can you recommend a Shirley conveyancing firm to act on my behalf?
in cases where there is a missing freeholder or where there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the First-tier Tribunal (Property Chamber) to determine the premium.
An example of a Freehold Enfranchisement decision for a Shirley residence 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 was in relation to 4 flats. The unexpired term as at the valuation date was 98 years.