The property market in Shenstone is hotting up. What can be done to accelerate the conveyancing process?
In the event that you are under time constraints to exchange we would recommend that your lawyer is familiar with the location as they will benefit local contacts and know-how. It is even conceivable that they may have handled previoushouses in the same street. You would be best advised to use a Shenstone conveyancing solicitor. In addition, double check that the conveyancing firm is on the on the approved list for your mortgage company. It is estimated that 18% of Shenstone conveyancing deals are held up or derailed after discovering a purchaser’s solicitor was not on their banks panel. In many cases this discovery resulted in the transaction being frustrated by as much as 21 days. It is understood that this issue impacts in the region of one hundred thousand home moves annually. Almost all Shenstone conveyancing firms can not represent certain lenders so do check as early as possible.
Finally the sale completed on my house in Shenstone last December but my buyer keeps Skype messaging daily to moan that her conveyancer needs to hear from mine. What should my lawyer have done following completion?
Following your disposal your solicitor should deliver the transfer documentation and all of the paperwork to the purchaser's conveyancer. Where relevant, your lawyer should also confirm that the home loan has been repaid to the purchasers lawyers. There are no post completion formalities unique to conveyancing in Shenstone.
We are aiming to move home in March. Does my conveyancing solicitor call the removal company on the completion day. On a separate note, can you suggest a removal company in Shenstone. Conveyancing solicitor was found prior to coming across this site.
On the day of completion you will need to pick up the keys from the property agent however this can only take place once the vendors lawyers inform the agent that they acknowledge receipt of the completion payment and the keys can be collected. After that you can tell the removal company that you are ready to move in. As a matter of policy we do not recommend a specific removal company but can help you find a conveyancing in Shenstone or a lawyer with expertise in conveyancing in Shenstone.
I am expecting a AIP from Barclays this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Barclays recommend any Shenstone solicitors on the Barclays conveyancing panel, or is it better to go independently?
You will need to appoint Shenstone solicitors independently although you'll need to choose one on the Barclays conveyancing panel. The solicitor represents both you and Barclays through the process.
Completion of my purchase has taken place for my property in Shenstone. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
Are there restrictive covenants that are commonly identified during conveyancing in Shenstone?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Shenstone. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
As co-executor for the estate of my grandfather I am selling a residence in Cardiff but live in Shenstone. My solicitor (who is 300 miles from meneeds me to execute a stat dec before completion. Could you suggest a conveyancing practitioner in Shenstone who can attest this legal document for me?
strictly speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or solicitor will be fine regardless of whether they are Shenstone based
I work for a reputable estate agency in Shenstone where we have experienced a few flat sales jeopardised as a result of short leases. I have received contradictory information from local Shenstone conveyancing firms. Can you clarify whether the seller of a flat can start the lease extension process for the purchaser on completion of the sale?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the disposal of the property.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I acquired a split level flat in Shenstone, conveyancing formalities finalised in 2008. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Shenstone with a long lease are worth £260,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease terminates on 21st October 2100
With 74 years unexpired we estimate the price of your lease extension to range between £8,600 and £9,800 plus professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.