I had intended to instruct a property lawyer in Shaftesbury for our house move. Our financial adviser informed us that our bank Barclays won't deal with them. Surely this is unduly restrictive?
A mortgage company will direct that an approved solicitor act for it. You would be liable to meet the charges for this. Try using our directory service to find a solicitor to carry conveyancing in Shaftesbury on the Barclays conveyancing panel.
Forgive me if this question is silly but I am unseasoned as FTB of a ground floor flat in Shaftesbury. Do I pick up the keys to the property on completion from my lawyer? If this is the case, I will instruct a local conveyancing solicitor in Shaftesbury?
On the day of completion you will not be required to go to the conveyancers office in Shaftesbury. Conveyancing lawyers for you will arrange to send the purchase money to the vendor’s conveyancers, and shortly after the monies have arrived, you should be called to collect the keys from the property Agents and move into your new home. This tends to happen early afternoon.
I am selling my house. I had a double glazing fitted in July 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Bank of Ireland are being a right pain. The Shaftesbury solicitor who is on the Bank of Ireland conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Bank of Ireland are requiring a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?
It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland 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.
UBS have agreed my home loan in principle, my bid on a house in Shaftesbury has been accepted, now what?
The property agent will need to be informed of your property lawyer's details (be sure the solicitors are on the bank’s panel). Contact UBS or your broker and complete any appropriate forms. UBS will instruct a valuer who will get in contact with the selling agent or seller to arrange a time for the valuation to occur. Once carried out (assuming no problems) it takes on average a week to get a mortgage offer. UBS will issue the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Shaftesbury.
I decided to have a survey done on a property in Shaftesbury ahead of retaining solicitors. I have been advised that there is a flying freehold overhang to the house. Our surveyor has said that some mortgage companies tend not issue a loan on a flying freehold property.
It depends who your proposed lender is. HSBC has different instructions for example to Halifax. If you call us we can investigate further via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Shaftesbury. Conveyancing may be slightly more expensive based on your lender's requirements.
My husband and I are 14 days into a residential purchase having been directed to solicitors by the selling agent to execute conveyancing in Shaftesbury. I am am starting to be disappointed with the level of service. Can you help me find new conveyancers?
They would need to be very poor to suggest replacing them. Has the mortgage been generated? In the event that it has you need to inform them of the new contact details and have the loan are re-issued. Your conveyancer should be on the mortgage company panel to avoid escalating fees and delays. That should be your starting point. Our find a solicitor tool can help you find a bank approved conveyancer for your conveyancing in Shaftesbury
I am in need of some leasehold conveyancing in Shaftesbury. Before diving in I would like to find out the remaining lease term.
If the lease is recorded at the land registry - and most are in Shaftesbury - 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 bought a 2 bed flat in Shaftesbury, conveyancing was carried out 5 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar properties in Shaftesbury with an extended lease are worth £186,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease ends on 21st October 2079
With just 53 years remaining on your lease the likely cost is going to span between £27,600 and £31,800 as well as costs.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.
When it comes to my conveyancing in Shaftesbury should I be charged VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Shaftesbury conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the lawyer's time in submitting the funds this way.