Do the Building Society Association intend to launch a search tool with a view to list practices on the Darlington Building Society conveyancing panel for instance in Shirley?
We would not expect to be advised of any plans on the part of the BSA to develop such a register.
We are buying a end of terrace house in Shirley. Our aim is to carry out a loft conversion at the house.Will legal work on the property include checks to determine if these works are allowed?
Your conveyancer should check the registered title as conveyancing in Shirley will occasionally identify restrictions in the title deeds which prohibit certain changes or need the consent of a 3rd party. Certain additions need local authority planning consent and approval under the building regulations. Some locations 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 ahead of any purchase.
is it true that all Shirley conveyancing solicitors on the TSB conveyancing panel are regulated by the Solicitors Regulatory Authority?
As solicitors, in order to be on the TSB approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. Many mortgage companies do list licenced conveyancers on their panel and in that case the firms would be overseen by the Council of Licensed Conveyancers.
I recently had an offer accepted on an apartment in Shirley. My mortgage broker recommended their conveyancers. I paid an advanced payment of £150. Soon after, the solicitor called me to say that they were not on the Lloyds 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 Lloyds 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.
I am buying a new build flat in Shirley. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Shirley
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The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
I decided to have a survey completed on a house in Shirley ahead of appointing solicitors. I have been told that there is a flying freehold overhang to the property. My surveyor has said that some banks tend refuse to issue a loan on a flying freehold property.
It depends who your proposed lender is. Santander has different instructions for example to Halifax. If you call us we can check 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 Shirley. Conveyancing will be smoother if you use a solicitor in Shirley especially if they are acquainted with such properties in Shirley.
Completion is due on our sale of a £150,000 apartment in Shirley in just under a week. The landlords agents has quoted £408 for Certificate of Compliance, insurance certificate and previous years statements of service charge. Is the landlord entitled to charge an administration fee for a leasehold conveyance in Shirley?
Shirley conveyancing on leasehold flats usually requires the buyer’s solicitor sending questions for the landlord to answer. Although the landlord is not legally bound to respond to these enquiries the majority will be willing to assist. They are at liberty to levy a reasonable charge for responding to enquiries or supplying documentation. There is no upper cap for such fees. The average fee for the paperwork that you are referring to is £350, in some cases it exceeds £800. The administration charge levied by the landlord must be sent together with a summary of entitlements and obligations in relation to administration fees, without which the invoice is technically not due. In reality one has no option but to pay whatever is requested of you should you wish to sell the property.
I am the registered owner of a first floor flat in Shirley. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the sum payable for the purchase of the freehold?
Most certainly. We are happy to put you in touch with a Shirley conveyancing firm who can help.
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 related to 4 flats. The unexpired residue of the current lease was 98 years.
What advice do you have for searching for value for money conveyancing in Shirley?
Option 1 is to ask the people you trust they would would seek assistance from. Second, use a search tool on the internet for conveyancing in Shirley. Telephone a couple or more firms from the list and ask them to email you their conveyancing quote and discuss your needs with the solicitor who will handle your conveyancing before you commit. Option 3 is to make use of our search tool to help you find the right solicitors taking into account your unique requirements including location,speed, complexity and who your intended lender is.Avoid the trap of appointing £99 conveyancing solicitors in Shirley