Much to our surprise we have been notified by our broker that my Shaftesbury property lawyer is not on the mortgage company Solicitor panel. What can I do to be sure whether this is correct?
The first thing you need to do is to contact your Shaftesbury lawyer directly. It is reasonable to expect your lawyer to notify you what has happened. If they are not on the panel they may be able to suggest a Shaftesbury conveyancing firm that is on the conveyancing panel for your bank.
When will exchange of contracts occur in domestic conveyancing in Shaftesbury and am I required to be at the lawyers branch?
Where you are near to one of the conveyancing solicitors in Shaftesbury you are welcome to come in to sign the paperwork. That being said, the lender approved solicitors we recommend provide a countrywide conveyancing service and provide just as comprehensive and professional a job for you when communicating with you digitally. The signing of the contract is not when everything is set in stone. Signing on the dotted line is just a prerequisite for the solicitor to address the formalities when the time is right, which will usually be very shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Shaftesbury)to be in the office available at the end of the phone to exchange contracts.
I used Stirling Law a few years ago for my conveyancing in Shaftesbury. Now, I need my documents however the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Shaftesbury of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
The estate agent has sent us the confirmation of our purchase of a new build flat in Shaftesbury. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Shaftesbury
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The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please supply a car parking plan. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Forfeiture - bankruptcy or liquidation must not apply under this provision.
I have been on the look out for a ground for flat up to £235,500 and found one round the corner in Shaftesbury I like with open areas and station nearby, the downside is that it's only got 61 years unexpired on the lease. There is not much else in Shaftesbury suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?
Should you require a mortgage that many years may be a potential deal breaker. Discount the price by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least 2 years you could ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor about this matter.
Can you offer any advice when it comes to choosing a Shaftesbury conveyancing firm to deal with our lease extension?
If you are instructing a property lawyer for your lease extension (regardless if they are a Shaftesbury conveyancing practice) it is most important that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you talk with several firms including non Shaftesbury conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be of use:
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What are the legal fees for lease extension work? Can they put you in touch with clients in Shaftesbury who can give a testimonial?
Shaftesbury Leasehold Conveyancing - Examples of Questions you should ask before Purchasing
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Best to be warned whether fixing the lift or some other significant cost is coming up to be shared by the leasehold owners and may well materially impact the level of the service charges or necessitate a specific payment. Is anyone aware of any major works in the planning that will add a premium to the service costs?