The Shrivenham conveyancing firm handling our Shrivenham conveyancing has discovered a discrepancy between the surveyor’s assumptions in the home valuation report and what is in the title deeds. My solicitor says that he is duty bound to check that the bank is OK with this discrepancy and is still content to lend. Is my conveyancer’s course or action right?
Your property lawyer must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
When it comes to lenders such as Santander, do Shrivenham conveyancing practitioners have to pay a fee to be on the list of approved solicitors?
We are unaware of any bank fees to register on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.
My husband and I have arranged the release of further funds on our home loan from Nationwide as we wish to conduct a loft conversion to our house in Shrivenham. Do we need to choose a bricks and mortar Shrivenham solicitor on the Nationwide conveyancing panel to deal with the paperwork?
Nationwide do not ordinarily instruct a member of their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Nationwide conveyancing panel.
The formalities of my remortgage has taken place for my property in Shrivenham. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department 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.
Will commercial conveyancing searches reveal impending roadworks that may affect a commercial premises in Shrivenham?
Many commercial conveyancing solicitors in Shrivenham will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Shrivenham. The search result sets out 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 Shrivenham.
For every commercial conveyancing transaction in Shrivenham it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could result in delays to Shrivenham commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Shrivenham.
Due to the input of my in-laws I had a survey completed on a house in Shrivenham in advance of retaining lawyers. I have been told that there is a flying freehold element to the property. Our surveyor has said that some mortgage companies may not give a loan on this type of premises.
It varies from the lender to lender. Lloyds has different instructions for example to Birmingham Midshires. Should you wish to call us we can check with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Shrivenham. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Shrivenham to see if the conveyancing costs will increase in light of this.
I've found a house that appears to meet my requirements, at a reasonable figure which is making it more attractive. I have just found out that it's a leasehold rather than freehold. I am assuming that there are particular concerns buying a house with a leasehold title in Shrivenham. Conveyancing lawyers have are soon to be instructed. Will they explain the issues?
Most houses in Shrivenham are freehold rather than leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can assist with the conveyancing process. it is apparent that you are purchasing in Shrivenham in which case you should be shopping around for a Shrivenham conveyancing solicitor and be sure that they have experience in dealing with leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a tenant you will not be entirely free to do whatever you want to the property. The lease comes with conditions such as obtaining the landlord’spermission to carry out alterations. You may also be required to pay a contribution towards the maintenance of the communal areas where the property is part of an estate. Your conveyancer will appraise you on the various issues.
I acquired a 2 bed flat in Shrivenham, conveyancing formalities finalised March 1995. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in Shrivenham with an extended lease are worth £179,000. The average or mid-range amount of ground rent is £65 levied per year. The lease runs out on 21st October 2082
With only 57 years unexpired we estimate the price of your lease extension to span between £26,600 and £30,800 as well as legals.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.
Is it possible for you to recommend a trustworthy Shrivenham conveyancing practitioner for buying an apartment? A friend recommended one but their estimate was £895 for a 150k property. I think thats high. The bank will be UBS.
The purpose of this site is restricted to being a directory service for solicitors who wish to be listed as being on the approved conveyancing panel for UBS in certain locations for example Shrivenham . We dont recommend any specific conveyancer.