We were about to retain a conveyancing solicitor in Shawbury endorsed on your site but stumbled across some other quotes on the internet seem cheaper – how come?
There are many firms of conveyancing organisations promoting pretending to offer £99 conveyancing, but supplementalfees end up with the final bill totally different to the one you expected. In accordance with regulatory requirements costs outlined in terms and conditions should be equitable invoiced The conveyancers that we put forward for conveyancing in Shawbury set out all costs for a domestic conveyancing matter.
Do I find a Licenced Conveyancer or Solicitor for conveyancing in Shawbury?
There are many registered licenced Conveyancers in Shawbury and Solicitor partnerships in Shawbury who can assist with your conveyancing It is important to make clear that both are regulated professionals specialising in the legal work in the home buying process. Both can deal with associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
We had appointed conveyancers with offices in Shawbury on the Clydesdale solicitor panel. They are now charging me an additional amount for the legal aspects of the Clydesdale mortgage. Is this a supplemental conveyancing fee specified by Clydesdale?
Provided it is contained in their Terms of Engagement or estimate then yes your lawyer can levy a fee for this. The fee is not dictated by Clydesdale but by your Shawbury conveyancer. Plenty of firms on the Clydesdale panel will quote an ‘acting for lender’ fee but many practices include it on their overall fee.
I have today made my last payment due on my mortgage with Virgin Money. I assume I don't need a Shawbury conveyancing practitioner on the Virgin Money panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Virgin Money 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 Virgin Money mortgage from the register. Virgin Money, 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 Virgin Money has sent the Land Registry the discharge electronically, and
- Virgin Money has instructed the Land Registry to do so
We are intent on selling our house in Shawbury and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. Any high street Shawbury conveyancer would know that there is no such problem. It does beg the question why the purchasers instructed a factory type conveyancing practice rather than a conveyancing solicitor in Shawbury. We have lived in Shawbury for many years we know of no issue. Should we get in touch with our local Authority to obtain clarification that the buyers are looking for.
It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
Me and my brother purchased a 4 bedroom Edwardian house in Shawbury. Conveyancing solicitor acted for me and The Royal Bank of Scotland. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, the second leasehold with the exact same property. I thought I was buying a freehold how can I check?
You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Shawbury and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the position with your conveyancing practitioner who conducted the conveyancing.
Frank (my husband) and I may need to let out our Shawbury garden flat for a while due to a career opportunity. We instructed a Shawbury conveyancing firm in 2004 but they have closed and we did not have the foresight to seek any advice as to whether the lease prohibits the subletting of the flat. How do we find out?
A lease governs the relationship between the freeholder and you the flat owner; in particular, it will indicate if subletting is banned, or permitted but only subject to certain conditions. The rule is that if the lease contains no expres ban or restriction, subletting is permitted. Most leases in Shawbury do not prevent subletting altogether – such a clause would undoubtedly devalue the flat. In most cases there is simply a requirement that the owner notifies the freeholder, possibly sending a duplicate of the tenancy agreement.
I invested in buying a 2 bed flat in Shawbury, conveyancing having been completed half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Shawbury with a long lease are worth £265,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease ceases on 21st October 2100
With 76 years unexpired we estimate the price of your lease extension to span between £8,600 and £9,800 as well as professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of 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 take any other action placing reliance on this information before seeking the advice of a professional.
Our conveyancer in Shawbury has identified a a legal deficiency with the lease for the flat we are purchasing in Shawbury. The seller’s lawyers have suggested defective title insurance as a solution. We are content with insurance and will cover the costs. Our solicitor has advised that as he is on the mortgage company conveyancing panel he must be satisfied that the lender is happy with this solution. Who is the client here, us or the mortgage company?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the lender are the client. A precondition to being on the lender approved panel is to comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects will the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected . Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.