We are planning to move home in May. Does my conveyancing solicitor call the removal company on the day of completion. On a separate note, can you recommend a removal company in Shortlands. Conveyancing firm was chosen before I stumbled across your site.
On the afternoon of completion you can pick up the house keys from the property agent but this should only be done once the vendors solicitors confirm to the agent that they have the completion monies and the keys can be passed over. After that you should tell the removal men that you are ready to move in. As a matter of policy we do not recommend a particular removal company but can help you choose a conveyancing in Shortlands or a solicitor with expertise in conveyancing in Shortlands.
Are all Shortlands Conveyancing Quality Solicitors on the Virgin Money conveyancing panel?
Some major lenders now make use of the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of conveyancing solicitors.
I was told four weeks ago that my mortgage has been agreed to by Co-operative. Is it usual for Co-operative to only issue the offer once my solicitor in Shortlands is approved on their conveyancing panel? Co-operative have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Co-operative to deal with your lawyer's application to be on the Co-operative conveyancing panel. There's no guarantee that your solicitor will be accepted.
I have a renovated Victorian house in Shortlands. Conveyancing practitioner acted for me and Lloyds TSB Bank. I did a free Land Registry search last week and there are a couple of entries: the first freehold, another for leasehold with the exact same property. I'd like to know for sure, how can I find out??
You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Shortlands and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the situation with your conveyancing solicitor who carried out the work.
The estate agent has sent us the confirmation of our purchase of a new build flat in Shortlands. Conveyancing is daunting 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 is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Shortlands
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Forfeiture - bankruptcy or liquidation must not apply under this provision. Please confirm the Lease plans are architect prepared. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.
Due to the guidance of my in-laws I had a survey completed on a house in Shortlands before retaining conveyancers. I have been advised that there is a flying freehold element to the house. Our surveyor has said that some lenders tend not give a loan on this type of premises.
It depends who your proposed lender is. Bank of Scotland has different requirements from Nationwide. 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 used to dealing with flying freeholds in Shortlands. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Shortlands to see if the conveyancing costs will increase in light of this.
Is it best to instruct a Shortlands conveyancing lawyer based in the vicinity that I am purchasing? An old friend can carry out the legal work however his firm is located over three hundred miles drive away.
The benefit of a local Shortlands conveyancing practice is that you can pop in to execute documents, present your ID and pester them where appropriate. They will also have local intelligence which is a plus. However it's more important to get someone that will pull out all the stops for you. If other friends have instructed your friend and on the whole were impressed that must surpass using an unknown Shortlands conveyancing solicitor solely due to them being based in the area.
A conveyancing firm dealt with my conveyancing in Shortlands half a dozen years ago and was holding my deeds but has since been shut down – how do I get hold of them?
Title deeds, as such, are no longer appropriate for the majority of properties in Shortlands are registered digitally at Land Registry. Should you need to show ownership or are disposing of or refinancing your conveyancing practitioner should obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned with reasonable haste.