We opted for a local solicitor for my conveyancing in Shadwell recently. After carefully reading the official terms of business it is apparent thatwe are on the hook for fees even where the transaction does not complete. Should I ditch them and select an internet firm who offer no move no charge conveyancing in Shadwell?
It is usually ‘give and take’ in that if "No Completion No Fee" is advertised then the conveyancing charges will generally be uplifted to offset those conveyances that abort. Also remember that such offerings tend not to protect you from expenditure e.g. Shadwell conveyancing search fees.
My husband and I changing mortgage lender for our maisonette in Shadwell with Santander. We have a son approaching twenty who lives at home. Our solicitor has asked us to disclose any adults other than ourselves who reside at the property. Our lawyer has now e-mailed a document for our son to sign, waiving any legal rights in the event that the apartment is repossessed. I have two questions (1) Is this form unique to the Santander conveyancing panel as he never had to sign this form when we remortgaged 4 years ago (2) Does our son by signing this extinguish his entitlement to inherit the property?
On the face of it your lawyer has done nothing wrong as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Santander. This is solely used to protect Santander if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Santander had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
I completed on my house on 6 May and the transaction details are still not on the land registry website. Need I be worried? My conveyancing solicitor in Shadwell advises it will be formalised inside ten days. Are transfers in Shadwell particularly slow to register?
As far as conveyancing in Shadwell registration is no quicker or slower than anywhere else in the country. As opposed to being determined by geographic area, timescales can differ according to the party submitting the application, whether it is in order and whether the Land registry must send notices to any third parties. As of today in the region of three quarters of such applications are completed within 12 days but occasionally there can be protracted delays. Registration is effected after the purchaser has moved in to the premises so registration formalities is not usually top priority but if there is a degree of urgency associated with the registration then you or your solicitor can communicate with the Registry to express the reasoning for an expedited registration.
I am purchasing my first flat in Shadwell with a loan from Santander. The sellers refused to reduce the price so I negotiated 6k of fixtures and fittings instead. The house builders rep advised me not to tell my conveyancer about this side-deal as it will impact 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've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a quick, no chain conveyancing. Shadwell is the location of the property. Can you offer any assistance?
Flying freeholds in Shadwell are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Shadwell you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Shadwell may decide 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 property.
Hoping to buy a property located in Shadwell and I am already nervous. I couldn't find anything specific about Shadwell. Conveyancing will be needed in due course but do you know about the Shadwell area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Shadwell. In the meantime here are some basic statistics that we found