My IFA has asked me for my Shanklin law firm’s panel reference for the Santander conveyancing panel. What is the best way to discover this. I have contacted my local Shanklin branch but they don't know it.
You are best placed to get this information from your Shanklin conveyancer . Most Shanklin law practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.
My husband and I intend to remortgage our penthouse in Shanklin with Barclays. We have a son approaching twenty who lives at home. Our solicitor has asked us to disclose any adults other than ourselves who lives in the flat. Our lawyer has now e-mailed a document for our son to sign, waiving any legal rights in the event that the property is repossessed. I have two questions (1) Is this form unique to the Barclays conveyancing panel as he never had to sign this form when we purchased 5 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?
On the face of it your lawyer has done nothing wrong as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Barclays. This is solely used to protect Barclays if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Barclays had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
I am aiming to move house in May. Should my conveyancing solicitor communicate with the removal company on the day of completion. As an aside, can you put forward a removal company in Shanklin. Conveyancing solicitor was chosen prior to coming across your site.
On the afternoon of completion you can pick up the keys from your estate agent however this can only happen once the sellers lawyers advise the agent that they acknowledge receipt of the completion payment and the keys can be collected. Subsequently you will need to inform the removal men that you are ready to move in. We do not suggest a specific removal organisation but can assist you in choosing a conveyancing in Shanklin or a legal practice that specialises in conveyancing in Shanklin.
We expect to receive a OIP from Nationwide this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Nationwide recommend any Shanklin solicitors on the Nationwide conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Shanklin solicitors independently although you'll need to choose one on the Nationwide conveyancing panel. The solicitor represents both you and Nationwide through the process.
I had an offer accepted on an apartment in Shanklin on 19/3/2025, valuation was booked 2 days later, all came back fine. Property lawyer instructed, so all that was missing was my mortgage offer. Having made daily calls to Virgin Money and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Virgin Money conveyancing panel. Can the lender hold off the offer?
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 Virgin Money to deal with your lawyer's application to be on the Virgin Money conveyancing panel. There's no guarantee that your solicitor will be accepted.
I have been told that property searches are the number one cause of obstruction in Shanklin conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) published findings of a review by MoveWithUs that conveyancing searches do not figure within the most frequent causes of hindrances in the conveyancing process. Local searches are not likely to feature in any slowing down conveyancing in Shanklin.
I am on look out for some leasehold conveyancing in Shanklin. Before I set the wheels in motion I would like to find out the remaining lease term.
Assuming the lease is registered - and 99.9% are in Shanklin - 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 am the registered owner of a leasehold flat in Shanklin, conveyancing formalities finalised half a dozen 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 Shanklin with over 90 years remaining are worth £206,000. The average or mid-range amount of ground rent is £45 per annum. The lease runs out on 21st October 2091
With only 66 years left to run the likely cost is going to span between £12,400 and £14,200 as well as costs.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.
We are in the midst of a leasehold sale of a flat in Shanklin. Conveyancing is fine but we are being charged an extortionate amount by the freeholder. So far we have paid £250 for a leasehold management information and then a further £118 for supplemental questions raised by the buyers lawyer.
Neither you or your conveyancing practitioner will have any sway over the extent of the charges for this information but the typical fee for the information for Shanklin leasehold premises is £395. When it comes to Shanklin conveyancing sales it is standard for the vendor to pay for these costs. The landlord or their agents are under no legal obligation to address such questions most will be content to do so - albeit often at high prices disproportionate to the work involved. Unfortunately there is no legislation that mandates capped fees for administrative tasks. Nor is there any prescriptive time frame by which they are required to provide the information.