Completed the sale of my flat in Shenley last May but our buyer keeps Skype messaging daily to say her conveyancer is waiting to hear from mine. What should my lawyer have done now that I have sold?
After completion of your disposal your lawyer should deliver the transfer deeds and all supplemental paperwork to the buyer’s conveyancer. If applicable, your conveyancer should also evidence that the home loan has been paid off to the purchasers conveyancers. There is unlikely to be post completion formalities specific conveyancing in Shenley.
Should our solicitor be raising questions regarding flooding during the conveyancing in Shenley.
The risk of flooding is if increasing concern for lawyers dealing with homes in Shenley. There are those who acquire a house in Shenley, fully aware that at some time, it may be flooded. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Conveyancers are not qualified to impart advice on flood risk, but there are a number of searches that can be undertaken by the purchaser or by their lawyers which will figure out the risks in Shenley. The standard property information forms sent to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual inquiry of the vendor to determine whether the premises has historically flooded. If the premises has been flooded in past and is not notified by the owner, then a buyer could bring a legal claim for losses as a result of such an incorrect response. A purchaser’s conveyancers should also conduct an environmental report. This will indicate if there is a recorded flood risk. If so, further investigations will need to be initiated.
Despite weeks of looking the Title Certificate and documents to my property can not be found. The solicitors who dealt with the conveyancing in Shenley 4 years ago are no longer around. What are my options?
Assuming you have a registered title the details of your proprietorship will be recorded by the Land Registry under a Title Number. It is easy to conduct a search at the Land Registry, identify your property and order up to date copies of the Registered Entries for less than a fiver. If the property is Leasehold then the Land Registry will usually hold a file copy of the Registered Lease and again, a copy can be obtained for a small fee.
How does conveyancing in Shenley differ for new build properties?
Most buyers of new build residence in Shenley come to us having been asked by the developer to exchange contracts and commit to the purchase even before the property is constructed. This is because developers in Shenley tend to acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Shenley or who has acted in the same development.
I've recently found out that there is a flying freehold issue on a property I put an offer in two weeks back in what should have been a quick, chain free conveyancing. Shenley is the location of the property. Is there any advice you can give?
Flying freeholds in Shenley are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Shenley you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Shenley may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
My business partner and I are planning to take an assignment of a lease of a shop on a shopping parade. Can you recommend conveyancers offering fixed charges for non-domestic conveyancing in Shenley for under £2000?
We can recommend firms who host a wealth of experience of commercial conveyancing in Shenley, including the sale and purchase of businesses as well as simply property. If you are intending to acquire or sell a shop, pub, restaurant, office, retail unit or a complete business we will find you the right firm. Regarding the charges this will depend on the structure and nuances of the proposed transaction. Let us have your details or call us so that we can provide you with a detailed commercial conveyancing quote.