My financial adviser requires my Shortlands lawyer’ panel reference for the HSBC conveyancing panel. How do I obtain this. I have called my local Shortlands office but they have not responded to me.
The sensible thing to do is ask for this information from your Shortlands solicitor . Most Shortlands conveyancing practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.
Please help. My Shortlands conveyancer is assuring me that he has toorder Shortlands conveyancing searches resulting from the fact thatthe firm are on the Lloydsconveyancing panel. Is this really necessary?
Unfortunately both you and your lawyer have little choice here. As you are obtaining a mortgage with a mortgage company your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the CML Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Shortlands conveyancing searches.
I purchased a freehold property in Shortlands yet invoiced for rent, why is this and what is this?
It’s unusual for properties in Shortlands and has limited impact for conveyancing in Shortlands but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the generation of new rentcharges post 1977.
Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 will be extinguished.
When it comes to lenders such as Bank of Ireland, do Shortlands lawyers face a fee to be on the conveyancing panel?
We are not aware of any lender fees to be on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel application.
I am due to exchange contracts on my apartment. I had a double glazing fitted in July 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Nationwide are being pedantic. The Shortlands solicitor who is on the Nationwide conveyancing panel is recommending indemnity insurance as a solution but Nationwide are requiring a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Having read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Shortlands solicitor - who is on the Santander conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Shortlands surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I was advised by numerous selling agents in Shortlands to select a solicitor using your seach tool. What’s the financial inducement for Estate Agents to recommend your services over and above another?
We refuse to make any financial incentive for sending work in our direction. We thought it would be too underhand to pay a commission as members of the public would think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.
How much experience do your Shortlands conveyancing solicitors have with Help To Buy, Shared Equity and similar schemes?
Shortlands conveyancing lawyers help thousands of buyers move home every year and supported plenty of clients through the Help To Buy scheme. The chances are that whatever makes your case unique Shortlands conveyancers have worked on recent similar cases.