Having sold my house in Shenley Church End last February but the buyer keeps telephoning daily to say their conveyancer needs to hear from mine. What should my lawyer have done now that I have sold?
After completion of your disposal your conveyancer should send the transfer documentation and all additional paperwork to the purchaser's lawyers. Depending on the transaction, your solicitor must also confirm that the legal charge in favour of the lender has been repaid to the buyers conveyancers. There are no post completion formalities unique to conveyancing in Shenley Church End.
My Conveyancer in Shenley Church End has never been on on the Chelsea Building Society Approved Panel. Can I still continue with my prefered solicitor notwithstanding that they are not on the Chelsea Building Society panel?
The limited options available to you here include:
- Carry on with your existing Shenley Church End solicitors but Chelsea Building Society will need to retain a solicitor on their panel. This will result in additional total conveyancing fees as well as result in delays.
- Choose a new solicitor to act in the conveyancing, remembering to check they are on the Chelsea Building Society panel
What is your number one tip for finding a conveyancing solicitor in Shenley Church End
Do not opt for the lowest Shenley Church End conveyancing fees. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
I'm the only beneficiary of my late mum's estate with all property in now in my sole name, including the house in Shenley Church End. The Shenley Church End property was put into my name in April. I want to move. I do know about the CML six month 'rule', which means that my proprietorship will be regarded the same way as though I had purchased the property in April. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be caught by that. How sensible a view banks take of it, depend on the mortgage company as this obligation chiefly exists to capture subsales or the quick reselling of properties.
I was told three weeks ago that my mortgage has been agreed to by Skipton. Is it usual for Skipton to only issue the offer once my solicitor in Shenley Church End is approved on their conveyancing panel? Skipton have asked my solicitor to see a copy of their PI Insurance.
Mortgage companies tend not to not issue an offer 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.
I am buying a new build house in Shenley Church End with a mortgage from Norwich and Peterborough Building Society. The developers would not budge the amount so I negotiated 6k of fixtures and fittings instead. The house builders rep advised me not inform my conveyancer about the deal as it will adversely affect my loan with the bank. Do I keep my lawyer in the dark?.
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.
What does commercial conveyancing in Shenley Church End cover?
Non domestic conveyancing in Shenley Church End covers a wide array of guidance, offered by regulated solicitors, relating to business property. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.
My wife and I purchased a leasehold flat in Shenley Church End. Conveyancing and Barclays mortgage organised. I have received a letter from someone saying they have taken over the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1992. The conveyancing solicitor in Shenley Church End who previously acted has now retired. Any advice?
First contact the Land Registry to be sure that this person is in fact the registered owner of the freehold reversion. You do not need to incur the fees of a Shenley Church End conveyancing firm to do this as you can do this on the Land Registry website for a few pound. You should note that in any event, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I own a ground floor flat in Shenley Church End, conveyancing formalities finalised 8 years ago. How much will my lease extension cost? Equivalent properties in Shenley Church End with an extended lease are worth £191,000. The average or mid-range amount of ground rent is £55 per annum. The lease expires on 21st October 2078
You have 54 years left to run we estimate the premium for your lease extension to range between £32,300 and £37,400 plus professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.