My lawyer in Shaftesbury has never been on on the TSB Solicitor Panel. Is it possible for me to continue with my prefered solicitor even though they are not on the TSB panel?
Your options are as follows:
- Carry on with your existing Shaftesbury solicitors but TSB will need to use a lawyer on their list of acceptable firms. This will result in additional total legal charges as well as cause frustration.
- Get a new solicitor to to deal with the conveyancing, obviously checking they are TSB approved.
- Try to convince your TSB based solicitor to try to join the TSB panel
The mortgage over my property is with Aldermore for my property in Shaftesbury. Conveyancing was finalised a year ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Aldermore?
You must advise Aldermore before renting your property as this is likely to be a breach of Aldermore’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Aldermore directly. It should not be necessary to do this via a Aldermore conveyancing panel lawyer.
I am selling my flat. I had a double glazing fitted in August 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Nationwide are being difficult. The Shaftesbury solicitor who is on the Nationwide conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Nationwide are requiring a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I was told four weeks ago that my mortgage has been agreed to by Nationwide. Is it usual for Nationwide to only issue the offer once my solicitor in Shaftesbury is approved on their conveyancing panel? Nationwide have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
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 Nationwide to deal with your lawyer's application to be on the Nationwide conveyancing panel. There's no guarantee that your solicitor will be accepted.
I completed on my apartment on 6 October and my personal details is not yet on the land registry website. Any reason for this? My conveyancing solicitor in Shaftesbury advises it will be recorded in a couple of weeks. Are properties in Shaftesbury uniquely lengthy to register?
As far as conveyancing in Shaftesbury is concerned, registration is no faster or slower than anywhere else in the country. As opposed to being determined by geographic area, timeframes can adjust subject to the party submitting the application, whether there are errors and if the Land registry communicate with any other parties. At present approximately 80% of such applications are completed in less than three weeks but some can be subject to extensive delays. Historically registration is effected after the buyer is living at the premises so 'speed' is not usually an essential issue yet where there is a degree of urgency associated with the registration then you or your lawyers could communicate with the Registry to express the reasoning for the application to be prioritised.
About to purchase a new build apartment in Shaftesbury. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Shaftesbury
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Please confirm the Lease plans are surveyor prepared. Please supply a car parking plan. There must be mutual enforceability of lessee’s covenants. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.
How can the Landlord & Tenant Act 1954 affect my commercial offices in Shaftesbury and how can your lawyers assist?
The 1954 Act affords protection to business tenants, granting the right to apply to court for a renewal tenancy and continue in occupation at the end of an expired lease. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Shaftesbury is one of the many areas of the UK in which the firms we work with are based
I am thinking of choosing a web based property lawyer rather than a Shaftesbury conveyancing practice. Should I ‘stay local’?
There are advantages of having the opportunity to pop in to a local Shaftesbury conveyancing solicitor for instance
- signing documents on short notice
- having face-to-face explanations of things you don't understand
- the ability to complain if things need to addressed
When comparing estimates, look carefully for hidden extras. Most decent Shaftesbury high street solicitors give an all-inclusive price. Many online agents seem to offer cheap fees, but have burried 'extras' in the in the terms and conditions.