Me and my fiance are hoping to purchase a 1 bedroom flat in Shenley with a mortgage. We would like to retain our Shenley conveyancer, but the bank says he's not on their "panel". We have to appoint one of the lender panel conveyancing practices or keep our Shenley property lawyer as well as pay for one of their panel ones to represent them. This seems very unfair; is there anything we can do?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Shenley conveyancing lawyer to apply to be on the conveyancing panel.
Last April we completed a house move in Shenley. We have noticed several problems with the property which we consider were omitted in the conveyancing searches. Is there anything we can do? Can you clarify the nature of searches that should have been ordered for conveyancing in Shenley?
The question is not clear as to the nature of the problems and if they are relate to conveyancing in Shenley. Conveyancing searches and due diligence initiated during the legal transfer of property are designed to help avoid problems. As part of the legal transfer of property, a seller answers a document called a SPIF. If the information turns out to be inaccurate, you may have a misrepresentation claim against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Shenley.
Having sold my house in Shenley last April but the buyer keeps whats apping daily to moan that their solicitor is waiting to hear from mylawyer. What should my lawyer have done now that I have sold?
Following your house sale your conveyancer should deliver the transfer deeds and all of the paperwork to the buyer’s lawyers. If applicable, your lawyer should also send confirmation that the mortgage has been discharged to the buyers solicitors. There is unlikely to be post completion requirements just for conveyancing in Shenley.
I have a terraced Georgian house in Shenley. Conveyancing lawyer acted for me and Alliance & Leicester . I did a free Land Registry search last week and there are two entries: one for freehold, the second leasehold under the exact same property. Is it worth asking Alliance & Leicester to clarify?
You should 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 owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Shenley and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the position with the conveyancing solicitor who completed the work.
I am a sole trader looking to lease a unit on a shopping parade. Can you recommend conveyancers offering fixed charges for commercial conveyancing in Shenley for below 2k?
We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Shenley, including the disposal and purchase of businesses as well as simply property. Whether you are looking to purchase or dispose of a shop, pub, restaurant, office, retail premises or a complete business we will put you in touch with the right lawyer. Regarding the costs these will vary based on the structure and heads of terms of the proposed transaction. Please provide us with your details or phone so as to enable us to provide you with comprehensive commercial conveyancing calculation.
Me and my husband are purchasing a leasehold apartment in Shenley. Conveyancing estimates are coming in at around £1800. Does that seem right?
The average fee last year for conveyancing in Shenley was just over one thousand four hundred and fifty pounds excluding Stamp Duty and HM Land Registry charges.