Me and my husband are acquiring a maisonette in Shaftesbury. My lawyer is not on the bank solicitor panel. Am I still permitted to retain my Shaftesbury conveyancing solicitor even though they are excluded from the bank list of approved lawyers?
Your options include
- Proceed with your chosen Shaftesbury lawyer but your lender will no doubt appoint a property lawyer from their conveyancing panel. This will result in additional charges and potential frustration.
- Choose a fresh solicitor to conduct the conveyancing, ensuring that they are on the mortgage company conveyancing panel.
- Convince your conveyancer to seek to join the mortgage company panel
As someone not used to conveyancing in Shaftesbury what’s your top tip you can give me for the house moving process in Shaftesbury
Not many law firms or advisers will tell you this but conveyancing in Shaftesbury and elsewhere in England and Wales is an adversarial experience. Put another way, when it comes to conveyancing there exists lots of room for conflict between you and others involved in the ownership transfer. E.g., the vendor, estate agent and on occasion your mortgage company. Selecting a solicitor for your conveyancing in Shaftesbury an important selection as your conveyancer is your adviser, and is the SOLE person in the transaction whose role it is to look after your best interests and to keep you safe.
We are witnessing a worrying creep in the "blame" culture- someone has to be blamed for the process taking so long. We recommend that you your first instinct should be to trust your solicitor above the other players in the conveyancing process.
My lender has suggested a law firm on their panel based in Shaftesbury but I would rather use a conveyancing lawyer in Shaftesbury local to me. Can you assist?
It is by no means the case that all Shaftesbury conveyancing firms are approved and listed on all lender’s conveyancing panel. Please make the most of our find an approved solicitor tool to locate a Shaftesbury conveyancing firm on the on the mortgage company panel.
It has been five months following my purchase conveyancing in Shaftesbury concluded. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am on look out for some leasehold conveyancing in Shaftesbury. Before diving in I want to be sure as to the unexpired term of the lease.
Assuming the lease is recorded at the land registry - and almost all are in Shaftesbury - then the leasehold title will always include the basic details 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 inherited a studio flat in Shaftesbury, conveyancing was carried out March 2004. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Shaftesbury with a long lease are worth £197,000. The average or mid-range amount of ground rent is £55 per annum. The lease ends on 21st October 2080
With only 55 years left to run we estimate the price of your lease extension to range between £31,400 and £36,200 plus costs.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive due diligence. Do not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.
My lender have just issued us with a mortgage offer. We instructed a long established conveyancer in Shaftesbury yesterday. A couple of hours ago, our financial adviser called to say that the mortgage company said that we cannot use our solicitor as they aren't on their panel. As FTB's, we had no idea that the mortgage company had some control over our choice Is this usual?
You are permitted to instruct any property lawyer you wish to choose for your conveyancing in Shaftesbury nevertheless if they are not on the your bank's approved list you will have to pay an extra fee so the bank can appoint their own conveyancer too. It may be conceivable that your preferred conveyancing firm to get added to the mortgage company list of approved firms. Do make the most of internet tools including lenderpanel.com to find a conveyancing solcitor in Shaftesbury on the lender panel. You can go into your high street bank branch in Shaftesbury. They will know some good conveyancing solicitors in Shaftesbury on the panel for your lender.