Please help. My Shaftesbury solicitor is advising me that she is duty bound toapply for Shaftesbury conveyancing searches becausethe firm are on the Lloydssolicitor panel. Is my solicitor correct?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a mortgage company your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the CML Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Shaftesbury conveyancing searches.
Is there a list of RBS panel solicitors in Shaftesbury on the Building Society Association’s Website?
No. There is no such directory service on the Council of Mortgage Lenders or Building Society Association sites. A small selection of lenders make their panel listings viewable on the web. If you are seeking to appoint a Shaftesbury lawyer on the RBS please make the most of our tool.
I have today made my last payment due on my mortgage with Santander. I assume I don't need a Shaftesbury lawyer on the Santander panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Santander mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Santander mortgage from the register. Santander, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
I am due to exchange contracts on my house. 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, Yorkshire BS are being difficult. The Shaftesbury solicitor who is on the Yorkshire BS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Yorkshire BS are insisting on a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS 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.
Over the last few months I have been searching for a leasehold apartment up to £195,000 and identified one close by in Shaftesbury I like with amenity areas and railway links nearby, the downside is that it only has 51 remaining years left on the lease. I can't really find anything else in Shaftesbury suitable, so just wondered if I would be making a grave error purchasing a short lease?
If you require a home loan that many years may be an issue. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least twenty four months you could request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor concerning this.
Are there any apps to assist me to search for a Shaftesbury law firm on the Nottingham Building Society conveyancing panel? I am a keen cyclist and am willing to travel upto 10kilometers to meet the lawyer.
Feel free to make use of the search on this page. Please choose the mortgage company and your location and you will see a number of Shaftesbury conveyancing lawyers locally. We have listed some Shaftesbury conveyancing firms at the bottom of this page and you can contact them to check if they are on the Nottingham Building Society member panel
Last November I purchased a leasehold property in Shaftesbury. Am I liable to pay service charges relating to a period prior to my ownership?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I own a split level flat in Shaftesbury, conveyancing formalities finalised half a dozen years ago. How much will my lease extension cost? Comparable properties in Shaftesbury with a long lease are worth £265,000. The average or mid-range amount of ground rent is £50 yearly. The lease finishes on 21st October 2102
With only 76 years remaining on your lease we estimate the price of your lease extension to be between £8,600 and £9,800 plus professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.
At long last our conveyancing in Shaftesbury is set to complete on Friday, yet the sellers I am buying from wishes to vacate the next day at at 2pm. Can I accept this?
It is not possible to complete on a Saturday because the bank systems aren't operational.