I am expecting a mortgage offer from Santander. I would like to use a Licensed Conveyancer in Shefford. Does the Santander Conveyancing panel exclude Licensed Conveyancers?
The Santander conveyancing panel is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
Finally the sale completed on my house in Shefford last October but my buyer keeps calling daily complaining that his lawyer is waiting to hear from myconveyancer. What should have happened following completion?
After completion of your disposal your lawyer is obliged to send the transfer documentation and all additional paperwork to the buyer’s lawyers. If applicable, your conveyancer should also confirm that the legal charge in favour of the lender has been paid off to the buyers conveyancers. There is unlikely to be post completion tasks just for conveyancing in Shefford.
Have completed on a a terraced house in Shefford , how long will it take for the Land Registry to record the transfer to my name? My Shefford conveyancing solicitor works at snail pace, so I want to be sure the registration is dealt with.
There is nothing unique when it comes to conveyancing in Shefford registration formalities. As opposed to being determined by geographic area, timeframes can differ according to who lodges the application, whether it is in order and whether the Land registry have to notify any third persons or bodies. At present approximately three quarters of such applications are fully dealt with within two weeks but some can be subject to longer delays. Historically registration takes place after the purchaser has moved in to the property therefore registration formalities is not always top priority yet if there is a degree of urgency associated with the registration then you or your lawyers should speak with the land registry and explain the circumstances.
Due to the guidance of my in-laws I had a survey completed on a property in Shefford ahead of appointing conveyancers. I have been told that there is a flying freehold aspect to the property. The surveyor has said that some lenders may not grant a loan on a flying freehold premises.
It depends who your proposed lender is. Santander has different instructions for example to Halifax. Should you wish to call us we can investigate further via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Shefford. Conveyancing will be smoother if you use a solicitor in Shefford especially if they are accustomed to such properties in Shefford.
What advice can you give us when it comes to choosing a Shefford conveyancing practice to deal with our lease extension?
When appointing a property lawyer for your lease extension (regardless if they are a Shefford conveyancing practice) it is essential that he or she should be familiar with the legislation and specialises in this area of conveyancing. We advise that you talk with several firms including non Shefford conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be useful:
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Can they put you in touch with clients in Shefford who can give a testimonial? How many lease extensions has the firm carried out in Shefford in the last 12 months?
Shefford Conveyancing for Leasehold Flats - Examples of Questions you should ask Prior to Purchasing
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How much is the service charge and ground rent on the apartment? Be sure to discover if the the lease includes any adverse restrictions in the lease. For example it is very common in Shefford leases that pets are not permitted in in a block in Shefford. If you like the flatin Shefford but your cat can’t move with you then you will be presented with a hard compromise. How is the lease structured?
Should one remove a departed person's name from the title deeds for a property in Shefford?
Where a Shefford property is co-owned and one of the proprietors passes away, the name will not automatically be removed from the title deeds. You are not required to amend the title as in the event of a sale your lawyer would just be asked to supply proof why the other owner is missing from the transfer, ordinarily this is in the form of the probate documents.
With the aim of making the sale conveyancing smoother for the sale of the property you may arrange to have the deceased name erased from the title entries by applying to HM Land Registry with proof of the death. There is no charge from the Registry for this service.