Find a Lender-Approved Local Conveyancer in Shenley

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Choosing the right solicitor is the most important decision when it comes to your Shenley conveyancing

Reasons to use our Shenley conveyancing solicitors

  • 1 Regardless alternative solicitors say it just might be important to visit your conveyancer to execute contracts. Too many 3rd parties are already involved in a homemove without needing to add Royal Mail into the equation.
  • 2 The Shenley conveyancing firms that we work with are dedicated to supplying value for money, efficient and transparent conveyancing service to home buyers, sellers and investors in Shenley
  • 3 Cut price packages from online conveyancers might be tempting. However, these organisations are often based many miles away with limited understanding of the factors that affect property transactions in Shenley
  • 4 Firms that specialise in conveyancing in Shenley are familiar with the local issues peculiar to Shenley and therefore you may benefit from better guidance and expeditious conveyancing.
  • 5 Shenley property lawyers work in partnership with Shenley estate agents, developers, surveyors, lenders and other professionals to make sure that a quality service is provided to buyers and sellers every step of the way, ensuring the smoothest, most stress-free process possible

Examples of recent conveyancing in Shenley since October 2020*

Recently asked questions about conveyancing in Shenley

Am I correct in assuming that the fact that my solicitor in Shenley is not listed on my mortgage company's solicitor panel that there is a problem with the quality of his conveyancing?

It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Shenley conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.

Is it realistic for conveyancing in Shenley to be completed in under 10 days?

First, If you are under time constraints to complete it is highly recommended that your lawyer is familiar with the area as they will have local contacts and intelligence. It is even conceivable that they would have transacted otherhouses in the same road. You would be best advised to use a Shenley conveyancing lawyer. In addition, ensure that the lawyer is on the lender panel. It is claimed that 18% of Shenley conveyancing transactions are held up or jeopardised after discovering a purchaser’s lawyer was not on their banks panel. This can often result in the transaction being held up by almost 21 days. It is estimated that this issue impacts approximately one hundred thousand home moves annually. Many Shenley conveyancing firms can not act for certain lenders so do check at the outset.

Is there a search tool that I can use to investigate if the solicitor conducting my conveyancing in Shenley is on the bank’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Leeds Building Society thus paying £175.00 in additional conveyancing fees.

You should make use of the find a lender approved solicitor tool on this page. Pick the mortgage company and type ‘Shenley’ or your location and you will be presented with numerous solicitors located in Shenley or by proximity to you.

I am the only recipient of my late grandmother’s will with all property in now in my sole name, including the house in Shenley. The Shenley property was put into my name in December. I want to move. I understand that there is a Mortgage Lenders six month 'rule', which means that my proprietorship will be regarded the same way as if I'd bought the property in December. Do I have to wait half a year to sell?

The Council of Mortgage Lenders’ handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be affected by that. How practical a view banks take of it, depend on the mortgage company as this requirement chiefly exists to pick up on the purchase and immediately sell or the wholesaling and assigning of properties.

Last month we had a mortgage agreed in principle with Principality. Shenley conveyancing solicitors are selected. What is the average time that one could expect to receive a mortgage offer from Principality?

There is no definitive answer here. Have Principality done the valuation? Have you advised Principality as to your lawyers' details and checked that your lawyers are on the Principality conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I have paid off my mortgage with HSBC. I assume I don't need a Shenley lawyer on the HSBC panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your HSBC 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 HSBC mortgage from the register. HSBC, 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:

  1. but are not moving to another property
  2. where HSBC has sent the Land Registry the discharge electronically, and
  3. HSBC has instructed the Land Registry to do so
The Land Registry will send you a letter confirming that your HSBC mortgage has been paid off.

I have been on the look out for a flat up to £245,000 and found one close by in Shenley I like with a park and railway links nearby, however it's only got 52 years on the lease. There is not much else in Shenley suitable, so just wondered if I would be making a mistake acquiring a short lease?

If you require a mortgage that many years will be a potential deal breaker. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least 2 years you can ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing solicitor regarding this.

As co-executor for the estate of my father I am selling a property in Neath but reside in Shenley. My lawyer (based 300 kilometers awayhas requested that I sign a statutory declaration before completion. Could you suggest a conveyancing lawyer in Shenley who can witness and place their company stamp on the document?

strictly speaking you should not need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will suffice regardless of whether they are Shenley based

Last updated

Sample of conveyancing solicitors in Shenley regulated by the SRA

It is important to note that the listed firms do not limit their work for conveyancing in Shenley but also conveyancing throughout England and Wales.

  • Spalter Fisher Llp, 1 Theobald Court, Theobald Street, Elstree, Borehamwood, Hertfordshire, WD6 4RN
  • Martin Smith & Co, Majestic House, 18 Shenley Road, Borehamwood, Hertfordshire, WD6 1DL
  • Landau & Cohen, Medburn Lodge, Butterfly Lane, Elstree, Borehamwood, Hertfordshire, WD6 3AD
  • Brightstone Law Llp, Brightstone House, 511 Centennial Park, Centennial Avenue, Elstree, Hertfordshire, WD6 3FG
  • Shahin & Co, 7th Floor Suite 15, Metropolitan House, 3 Darkes Lane, Potters Bar, Hertfordshire, EN6 1AG

Commercial Conveyancing solicitors in Shenley regulated by the SRA

The list below is a small selection of solicitors in Shenley specialising in commercial conveyancing in Shenley. This may include advice on taking a commercial lease as a tenant
  • Spalter Fisher Llp, 1 Theobald Court, Theobald Street, Elstree, Borehamwood, Hertfordshire, WD6 4RN
  • Martin Smith & Co, Majestic House, 18 Shenley Road, Borehamwood, Hertfordshire, WD6 1DL
  • Landau & Cohen, Medburn Lodge, Butterfly Lane, Elstree, Borehamwood, Hertfordshire, WD6 3AD
  • Brightstone Law Llp, Brightstone House, 511 Centennial Park, Centennial Avenue, Elstree, Hertfordshire, WD6 3FG
  • Shahin & Co, 7th Floor Suite 15, Metropolitan House, 3 Darkes Lane, Potters Bar, Hertfordshire, EN6 1AG

Planning law solicitors in Shenley regulated by the Solicitors Regulation Authority

The firms listed below are a non-comprehensive list of solicitors in Shenley practicing in planning law. The solicitors can give expert legal advice on all aspects of planning, including planning applications and appeals
  • Yugin & Partners, Jubilee House, Merrion Avenue, Stanmore, Middlesex, HA7 4RY
  • Ellistons Slp Solicitors Limited, 51-53 The Broadway, Stanmore, Middlesex, HA7 4DJ
  • Moerans, 123 Station Road, Edgware, Middlesex, HA8 7JR
  • Debenhams Ottaway Llp, Ivy House, 107 St. Peters Street, St. Albans, Hertfordshire, AL1 3EW
  • Paul Fallon & Company, 87-89 Market Street, Watford, Hertfordshire, WD18 0PT

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.