I am need of leasehold conveyancing for a flat in a relatively new development (five years built) in Shropshire. Almost all the properties have already been sold. Do I need carry out the neighbourhood searches for my conveyancing in Shropshire?
If you getting a mortgage, your bank will need some (many) of the searches so you'll have no choice. If not, then Shropshire conveyancing searches are for you to decide upon. Your solicitor, will 'advise', perhaps strongly, that you should have the searches done, but he or she is duty bound in this regard. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you choose to instruct your lawyer to proceed without searches then your lawyer will have to follow your instructions or you may need to instruct a new lawyer for your conveyancing in Shropshire.
I am planning on selling our property in Shropshire and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. A local lawyer would know that there is no such problem. For the life of me I don't know why the purchasers are using an online conveyancing practice as opposed to a conveyancing solicitor in Shropshire. We have lived in Shropshire for 4 years we know that this is a non issue. Should we get in touch with our local Authority to get clarification that there is no issue.
It would appear that you have a conveyancing firm currently acting for you. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
I'm buying my first flat in Shropshire with the aid of help to buy. The builders refused to reduce the amount so I negotiated 6k of extras instead. The house builders rep told me not reveal to my solicitor about this deal as it would adversely affect my loan with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder 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.
Yesterday I discovered that there is a flying freehold element on a house I have offered on last month in what was supposed to be a simple, chain free conveyancing. Shropshire is where the house is located. Is there any advice you can impart?
Flying freeholds in Shropshire are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Shropshire you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Shropshire may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
Given that I will soon spend over three hundred thousand on a terraced house in Shropshire I would like to talk to a lawyer regarding thehouse move before instructing the firm. Can this be arranged?
Absolutely - it is our preference to talk to you we do not take any clients on without you first talking to the solicitor who will be conducting your conveyancing in Shropshire.There is no ‘factory style conveyancing’ - each client is unique person, not a file number. The solicitors that we put you in touch with believe that the fees you are quoted for residential conveyancing in Shropshire should be the amount on the final invoice that you are charged.
I need to instruct a conveyancing solicitor for some conveyancing in Shropshire. I have stumble across a web site which seems to have the ideal solution If there is a chance to get all this stuff completed via phone that would be ideal. Do I need to be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?