I decided to go with a Shadwell based lawyer for my conveyancing in Shadwell last week. After carefully reading the Ts and Cs I noteI am responsible for costs even if the dealdoes not happen. Should I ditch them and choose a web based lawyer offering no completion no cost conveyancing in Shadwell?
Generally there is a compromise along the lines that if "No Sale No Fee" is offered then the conveyancing charges will tend to be be more expensive to counteract those conveyances that abort. Do bear in mind that these deals tend not to protect you from disbursements for example Shadwell conveyancing search fees.
If you had a top tip for choosing a conveyancing solicitor in Shadwell what would it be?
It would be unwise to be seduced by the cheapest Shadwell 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.
is it true that all Shadwell solicitor practices on the RBS conveyancing panel are governed by the SRA?
As solicitors, in order to be on the RBS conveyancing panel they would need to be regulated by the SRA. Some banks do allow licenced conveyancers on their panel and in such a situation the organisation would be overseen by the Council of Licensed Conveyancers.
We previously appointed conveyancing lawyers located in Shadwell on the Co-operative solicitor approved list. They are now charging me a supplemental fee for the legal aspects of the Co-operative mortgage. Is this a supplemental conveyancing fee set by Co-operative?
As unfair as it may seem, as long as it’s in their Terms and Conditions or Quote then yes your property lawyer is entitled to levy a fee for this. This fee is not dictated by Co-operative but by your Shadwell conveyancer. Plenty of firms on the Co-operative panel will charge ’dealing with mortgage’ fee and others do not.
The deeds to our house can not be found. The solicitors who did the conveyancing in Shadwell 10 years ago are no longer around. What do I do?
As long as the title is registered the details of your proprietorship will be held by HMLR with a Title Number. It is possible to perform a search at the Land Registry, find your property and obtain up to date copies of the property title for a small fee. Where the title is Leasehold then the Land Registry will also normally hold a certified copy of the Registered Lease and again, a copy can be retrieved for £20 inclusive of VAT.
I'm buying my first flat in Shadwell with a loan from Alliance & Leicester . The developers would not reduce the amount so I negotiated five thousand pounds worth of extras instead. The house builders rep told me not to tell my solicitor about this extras as it would jeopardize my loan with the bank. 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.
Due to the advice of my in-laws I had a survey completed on a house in Shadwell in advance of retaining lawyers. I have been told that there is a flying freehold overhang to the property. Our surveyor advised that some banks may not issue a mortgage on such a home.
It varies from the lender to lender. Santander has different requirements for example to Halifax. If you contact us we can investigate further with the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Shadwell. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Shadwell to see if the conveyancing costs will increase in light of this.
I am on look out for some leasehold conveyancing in Shadwell. Before I get started I want to be sure as to the remaining lease term.
Assuming the lease is recorded at the land registry - and most are in Shadwell - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I inherited a second floor flat in Shadwell. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal make a decision on the premium payable for a lease extension?
You certainly can. We are happy to put you in touch with a Shadwell conveyancing firm who can help.
An example of a Freehold Enfranchisement decision for a Shadwell residence is 12, 14 & 16 Hull Close in May 2010. the Tribunal determined that the premium payable for the acquisition of the freehold to the subject premises was the sum of £18,300 This case affected 3 flats. The unexpired term as at the valuation date was 101.61 years.