Can you clarify what the consequences are if my solicitor is expelled from the Aldermore Solicitor panel ahead of completing my conveyancing in Shaw?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
I have recentlybecome aware that Stirling Law have been shut down. They carried out my conveyancing in Shaw for a purchase of a leasehold flat 10 months ago. How can I be sure that the property is registered correctly in the name of the previous owner?
The easiest method to see if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Shaw conveyancing specialists.
I'm purchasing a new build house in Shaw with the aid of help to buy. The developers refused to move on the price so I negotiated 6k of fixtures and fittings instead. The house builders rep advised me not reveal to my conveyancer about this extras as it will impact my mortgage with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
What does commercial conveyancing in Shaw cover?
Commercial conveyancing in Shaw incorporates a wide array of guidance, offered by qualified solicitors, relating to business property. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.
My father-in-law has recommend that I use his lawyers for conveyancing in Shaw. Do I take his advice?
No doubt it’s preferable to choose a conveyancing solicitor is to get guidance from friends or relatives who have previously instructed the conveyancer you're are thinking of instructing.
We own a leasehold flat in Shaw. Conveyancing was finalised in five years ago. I have read on various advice forums that I should not allow the lease length fall too low. Why is that a problem?
Shaw residential long term leases are for a prescribed period - usually just under one hundred years when they commenced. However many appartments in Shaw were built or converted 35 or more years ago and so such leases now have less than eighty years unexpired. That may seem like plenty of time however Banks, Building Societies and other mortgage companies on the whole need leases to have a minimum of 75 years left to be mortgageable. This means that when you come to sell the property you will need to extend the term of your lease if you are nearing 75 years. To increase the saleability of your property you should be thinking about whether or not to extend your lease long before you come to sell it. Please note that there are strong financial reasons to doing so before the lease reaches even eighty years as when the lease is less than 80 years the amount to be paid to extend starts to increase.