We previously chose conveyancing lawyers located in Shillington on the Barclays solicitor panel. They have just billed me a further fee for handling the Barclays mortgage. Is this an additional conveyancing fee set by Barclays?
Provided it is contained in their Terms and Conditions or estimate then yes your conveyancing practitioner is entitled to charge a fee for this. This charge is not dictated by Barclays but by your Shillington lawyer. Some firms on the Barclays panel will quote ’dealing with mortgage’ fee and others do not.
I have a mortgage with Coventry BS for my property in Shillington. Conveyancing has been completed a year ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Coventry BS?
Your original mortgage agreement with Coventry BS will provide that you need their approval prior to renting your property as this is likely to be a breach of Coventry BS’s mortgage conditions. It may be that Coventry BS will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Coventry BS directly. It should not be necessary to do this via a Coventry BS conveyancing panel lawyer.
Having digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Shillington solicitor - who is on the Leeds Building Society conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Leeds Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Leeds Building Society will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Shillington surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Various web forums that I have come across warn that are the main cause of obstruction in Shillington conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) released findings of a review by MoveWithUs that conveyancing searches do not feature within the common causes of delays during the legal transfer of property. Searches are not likely to feature in any holding up conveyancing in Shillington.
I am buying a new build flat in Shillington. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Shillington
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Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Please confirm the Lease plans are architect prepared. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
I am looking for a conveyancing practitioner in Shillington for my house move. Is there any facility to check a solicitor's record with the profession’s regulator?
One can read presented Solicitor Regulator Association (SRA) determinations arising from investigations commenced on or after 1 January 2008. Go to Check a solicitor's record. To find records about the period before 1 January 2008, or to check a firm's history, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, call +44 (0)121 329 6800. The SRA sometimes monitor call for training purposes.
Back In 2001, I bought a leasehold flat in Shillington. Conveyancing and Platform Home Loans Ltd mortgage organised. A letter has just been received from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1998. The conveyancing solicitor in Shillington who previously acted has long since retired. What should I do?
The first thing you should do is contact the Land Registry to be sure that the individual purporting to own the freehold is indeed the new freeholder. You do not need to incur the fees of a Shillington conveyancing solicitor to do this as it can be done on-line for less than a fiver. You should note that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
Shillington Leasehold Conveyancing - A selection of Questions you should ask before Purchasing
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What is the annual maintenance fee and ground rent? The best form of lease structure is a share of the freehold. In this scenario the leaseholders have being in charge if their destiny and although a managing agent is frequently employed if it is larger than a house conversion, the managing agent acts for the leaseholders themselves. Does this lease have more than 82 years remaining?
My father-in-law mentioned that when choosing a conveyancing firm they need approved by your bank. It happens to be my first home move but I have an AIP from Virgin Money and I already have a local conveyancing solicitor in Shillington at the ready. Does Virgin Money require an approved solicitor to be used? If so, where do I find that list for my conveyancing in Shillington?
You should instruct a solicitor that is on the Virgin Money panel. The first thing to do is ring your preferred Shillington conveyancing solicitor and ask if they are on the Virgin Money panel. If they are not on the panel you have numerous alternatives open to you here:
- Proceed with your existing Shillington conveyancing practitioner but Virgin Money will need to use a conveyancer from their approved panel. This will result in additional fees and probable interruption.
- Get a fresh solicitor to act in the purchase, making sure they are on the Virgin Money conveyancing panel.
- Convince your conveyancing practitioner to seek to join the bank panel.