The Shotton conveyancing lawyers that I appointed last week on my purchase in Shotton have suddenly closed. I only went with them because I needed a lawyer on the TSB conveyancing panel and my previous Shotton lawyer was not. I gave my credit card details for them to take £195 for searches. What should be my next steps?
Assuming that you have an Estate Agent in the equation then let them know immediately so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the TSB conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to assist.
After weeks of negotiation I have agreed a price on an apartment in Shotton. My mortgage broker pressured me to appoint their conveyancing practitioner. I paid an on account payment of £200. Not long after, the conveyancer called me sheepishly admitting that they were not on the HSBC 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 HSBC 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.
About to purchase apartment in Shotton. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Aldermore conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Shotton conveyancing practitioner is on the Aldermore conveyancing panel.
I had an offer accepted on a house in Shotton on 21/5/2025, valuation was booked 4 days after, received a clean bill of health. Solicitor appointed, so all that was missing was my mortgage offer. Having made daily calls to Skipton and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Skipton conveyancing panel. Can the lender hold off the offer?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Skipton to deal with your lawyer's application to be on the Skipton conveyancing panel. There's no guarantee that your solicitor will be accepted.
My company is intending to take an assignment of a lease of a shop on the high street. Can you recommend conveyancers offering fixed costs for non-domestic conveyancing in Shotton for less than £1,200?
We are happy to recommend firms who have specialist knowledge of commercial conveyancing in Shotton, including the disposal and acquisition of businesses as well as simply premises. If you are hoping to acquire or sell a shop, pub, restaurant, office, retail unit or a complete business we will find you the right lawyer. Regarding the costs these will vary based on the structure and heads of terms of the deal. Please provide us with your details or telephone so as to enable us to furnish you with comprehensive commercial conveyancing calculation.
We're new on the property ladder - agreed a price, but the property agent informed us that the vendor will only go ahead if we appoint their recommended conveyancers as they want a ‘quick sale’. We would rather use a high street solicitor accustomed to conveyancing in Shotton
It is highly unlikely the vendors are driving this. If they require ‘a quick sale', taking such a hostile approach to a genuine buyer is counter productive. Avoid the agents and go straight to the sellers and explain that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)however you intend to instruct your preferred Shotton conveyancing firm - not the ones that will provide their negotiator at the agency a commission or meet his conveyancing targets demanded by corporate headquarters.
What advice can you give us when it comes to finding a Shotton conveyancing firm to deal with our lease extension?
When appointing a solicitor for lease extension works (regardless if they are a Shotton conveyancing firm) it is most important that he or she should be familiar with the legislation and specialises in this area of work. We suggest that you talk with several firms including non Shotton conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be of use:
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What volume of lease extensions have they carried out in Shotton in the last year?
Leasehold Conveyancing in Shotton - A selection of Questions you should ask Prior to Purchasing
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Make sure you discover if there are any onerous restrictions in the lease. For example it is fairly common in Shotton leases that pets are not allowed in certain buildings in Shotton. If you love the flatin Shotton but your dog can’t make the move with you then you will be faced difficult compromise. Please inform me if there are any major works in the near future that will increase the maintenance costs? If a Shotton lease has less than eighty years it will impact the salability of the apartment. Check with your bank that they are willing to go ahead with the loan given the lease term. Leases with less than 80 years remaining means that you will most likely need a lease extension sooner rather than later and it is worth finding out how much this would cost. For most Shottonlease extensions you would be required to have been the owner of the residence for 24 months before you are legally able to carry out a lease extension.
Is there a reason that Shotton conveyancing costs are higher for leasehold and freehold properties?
Leasehold conveyancing in Shotton can involve additional work including investigating the lease, communicating with the freeholder, obtaining up to date rent receipts, landlord’s consents, management company’s accounts amongst other tasks.