I am purchasing a flat and require a conveyancing solicitor in Shirley who is on the Yorkshire Building Society approved. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Yorkshire Building Society in certain locations such as Shirley. We dont recommend any particular firm.
I just bought a property at auction in Shirley. Conveyancing is necessary. What is next?
Given that you are now legally bound yourself to purchase you should retain a conveyancing lawyer as a matter of priority as you will have a fast approaching a drop dead date to complete the purchase. Every auction property will have a corresponding legal pack. This will likely include most,if not all of the paperwork that your lawyer requires. In the case of leasehold premises the conveyancing papers should provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork specific to leasehold premises. You need to hand this to your appointed conveyancing solicitor at the earliest opportunity. Do make sure that your finances are in place to complete the transaction on the set completion date.
When it comes to mortgage companies such as Santander, do Shirley conveyancing practitioners have to pay a fee to be on the conveyancing panel?
We are unaware of any lender fees to register on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
Last month we had a mortgage agreed in principle with UBS. Shirley conveyancing practitioners are instructed. How long does it take for UBS to send the offer to the solicitor?
There is no definitive answer here. Have UBS conducted the valuation? Have you advised UBS as to your lawyers' details and checked that your lawyers are on the UBS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I'm purchasing my first flat in Shirley with a loan from Barclays Direct. The sellers refused to budge the price so I negotiated 6k of fixtures and fittings instead. The estate agent suggested that I not to tell my solicitor about the side-deal as it may jeopardize my mortgage with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Due to the advice of my in-laws I had a survey completed on a property in Shirley in advance of retaining lawyers. I have been told that there is a flying freehold aspect to the house. Our surveyor has said that some mortgage companies may refuse to grant a loan on this type of house.
It depends who your proposed lender is. HSBC has different instructions from Birmingham Midshires. If you contact us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Shirley. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Shirley to see if the conveyancing will be more expensive.
In what way can the Landlord & Tenant Act 1954 impact my business premises in Shirley and how can you help?
The particular law that you refer to affords a safeguard to commercial tenants, giving them the legal entitlement to apply to court for a continuation of occupancy when the lease comes to an end. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing practices who use the act for protection and handle your commercial conveyancing in Shirley
At long last our conveyancing in Shirley is completing this Friday, yet the vendors I am buying from wants to vacate 24 hours later at at 2pm. Should I agree to this?
If you require a bank loan then your solicitor will insist that you have vacant possession on Friday - the mortgage company will insist on it.