Can your site be used to locate a Conveyancing solicitor in Shortlands even where I’m not buying or selling a house, for example if I want to buy a shop in Shortlands with a loan from Bank of Scotland?
Our search tool is primarily used to get a quote from residential conveyancing solicitors in Shortlands but we have listed towards the bottom of this page a few Shortlands commercial conveyancing firms. You will need to make contact with the solicitors directly to establish if they can also act for Bank of Scotland
I am expecting a AIP from Nottingham this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Nottingham recommend any Shortlands solicitors on the Nottingham conveyancing panel, or is it better to go independently?
You will need to appoint Shortlands solicitors independently although you'll need to choose one on the Nottingham conveyancing panel. The solicitor represents both you and Nottingham through the process.
The formalities of my remortgage has taken place for my property in Shortlands. Conveyancing was of an acceptable standard but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I had an offer accepted on an apartment in Shortlands on 26/5/2026, valuation was booked 4 days later, received a clean bill of health. Solicitor appointed, so all that was missing was my mortgage offer. Having made daily calls to Principality and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Principality conveyancing panel. Can the lender hold off the offer?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Principality to deal with your lawyer's application to be on the Principality conveyancing panel. There's no guarantee that your solicitor will be accepted.
Will commercial conveyancing searches reveal proposed roadworks that may affect a commercial site in Shortlands?
Many commercial conveyancing solicitors in Shortlands will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in looking into accurate data on highways that impact buildings and development assets in Shortlands. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Shortlands.
For each commercial conveyancing transaction in Shortlands it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately may cause delays to Shortlands commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Shortlands.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in two weeks back in what should have been a straight forward, chain free conveyancing. Shortlands is the location of the property. What do you suggest?
Flying freeholds in Shortlands are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Shortlands you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Shortlands may determine 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.
I am employed by a busy estate agent office in Shortlands where we see a few leasehold sales put at risk as a result of leases having less than 80 years remaining. I have been given conflicting advice from local Shortlands conveyancing firms. Could you shed some light as to whether the seller of a flat can initiate the lease extension formalities for the purchaser on completion of the sale?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the sale.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I have had difficulty in negotiating a lease extension in Shortlands. Can this matter be resolved via the Leasehold Valuation Tribunal?
Absolutely. We are happy to put you in touch with a Shortlands conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a Shortlands residence is Ravensbourne Lodge 4 Highland Road in February 2013. the Tribunal held that the amount payable for the freehold was £22,268
I recently discovered that one of the partners of the conveyancing practice acting on the purchase conveyancing in Shortlands is an aunty of the owners that we are buying from. Is this acceptable?
On the basis that no conflict arises this is permitted. Where you are obtaining a mortgage then the lender may have a say as many lenders have specific instructions concerning this. For example for Chelsea Building Society as of 19/7/2026, the requirements read as follows :