I used Arc property Solicitors a few years ago for my conveyancing in Shropshire. Now, I need my files however the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Shropshire of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm buying a new build house in Shropshire with a loan from Santander. The developers refused to move on the amount so I negotiated 6k of extras instead. The house builders rep advised me not to tell my lawyer about the deal as it could put at risk my mortgage with Santander. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I am looking for a ground for flat up to £305k and identified one near me in Shropshire I like with open areas and railway links nearby, however it's only got 52 years on the lease. There is not much else in Shropshire suitable, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you require a home loan that many years will likely be an issue. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of twenty four months you may request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this matter.
Am I right to be concerned about estate agents that I am dealing with are recommending an internet conveyancing firm rather than a local Shropshire conveyancing company?
As is the case with lots of service providers, often suggestions from connections can be very helpful. Yet there are numerous players in a conveyancing transaction; estate agents, mortgage brokers and mortgage companies may put forward lawyers to instruct. Sometimes the conveyancers might be known to one of the organisations as being good in their field, but sometimes there may be a commercial relationship behind the recommendation. You have the discretion to choose your own lawyer. However, bear in mind that some mortgage providers specify a panel list of conveyancers you have to use for the lender related work in your home move.
Am I better off to use a Shropshire conveyancing practitioner in close proximity to the house I am buying? An old friend can execute the conveyancing but his firm is located 200kilometers drive away.
The primary upside of using a high street Shropshire conveyancing practice is that you can pop in to sign documents, present your ID and apply pressure on them where appropriate. Having local Shropshire know how is a benefit. That being said it's more important to get someone that will pull out all the stops for you. If other friends have used your friend and in the main were content that should surpass using an unknown Shropshire conveyancing lawyer solely due to them being local.
I’m about to sell my 2 bed flat in Shropshire. Conveyancing is yet to be initiated, but I have recently had a quarterly maintenance charge demand – should I leave it to the buyer to sort out?
It best that you discharge the service charge as usual as all rents and maintenance invoices should be allotted on completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
Leasehold Conveyancing in Shropshire - Examples of Queries Prior to Purchasing
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The majority of Shropshire leasehold flats will incur a service charge for the upkeep of the building levied by the freeholder. Should you purchase the property you will have to meet this charge, normally in instalments accross the year. This could differ from several hundred pounds to thousands of pounds for large purpose-built blocks. In all probability there will be a rentcharge for you to pay yearly, this is usually not a exorbitant figure, say about £25-£75 but you need to enquire as sometimes it could be prohibitively expensive. Who manages the building? Generally speaking the outlay for major works tend not to be built into the service charges, although a few managing agents in Shropshire obliged tenants to contribute towards a sinking fund created for the specific purpose of building a fund for major repairs or maintenance.