I'm the only beneficiary of my late grandmother’s will and I have everything in my name alone, including the house in Shinfield. Conveyancing formalities meant that the Land Registry date was in August. I want to move. I do know about the Mortgage Lenders 6 month 'rule', meaning my proprietorship will be considered the same way as though I had purchased the house in August. Is the property unsalable for six months?
The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be caught by that. How practical a view mortgage companies take of it, depend on the mortgage company as this provision chiefly exists to capture subsales or the flipping of property.
We had appointed solicitors based in Shinfield on the Bank of Ireland solicitor approved list. They have just billed me a separate charge for the legal aspects of the Bank of Ireland mortgage. Is this a supplemental conveyancing fee set by Bank of Ireland?
As unfair as it may appear, as long as it’s in their Terms of Engagement or estimate then yes your conveyancing practitioner can levy a fee for this. This fee is not dictated by Bank of Ireland but by your Shinfield lawyer. Plenty of firms on the Bank of Ireland panel will quote ’dealing with mortgage’ fee and others do not.
I am purchasing a property in Shinfield. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Clydesdale be concerned?
Given that your lender is Clydesdale your lawyer must comply with the conveyancing requirements contained in Part two of UK Finance Lenders’ Handbook for Clydesdale. The CML Handbook stipulates minimum conditions for solar panel roof-space leases, and solicitors are required to report to Clydesdale where a lease fails to satisfy these conditions. The requirements relate to the installation of panels on properties countrywide and is not restricted to Shinfield.
I completed on my apartment on 1 September and my personal details is yet to be registered. Should I be concerned? My conveyancing solicitor in Shinfield expressed confidence that it should be recorded in less than a month. Are transfers in Shinfield uniquely lengthy to register?
There is nothing unique about conveyancing in Shinfield registration formalities. As opposed to being determined by geographic area, timeframes can differ according to the party submitting the application, whether there are errors and whether the Land registry communicate with any interested parties. Currently roughly three quarters of such applications are fully dealt with in less than three weeks but some can be subject to extensive hold-ups. Registration occurs after the new owner is living at the property so an expedited registration is not usually top priority but if there is a degree of urgency associated with the registration then you or your conveyancer should contact the land registry and explain the circumstances.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Shinfield. Conveyancing is daunting 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 legal work.
Here are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Shinfield
Please supply a car parking plan. There must be mutual enforceability of lessee’s covenants. 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. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
I need to appoint a conveyancing solicitor for sale conveyancing in Shinfield. I have discover a site which seems to have the perfect solution If it is possible to get all the legals completed via email that would be ideal. Do I need to be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I would like to rent out my leasehold apartment in Shinfield. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?
Some leases for properties in Shinfield do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably withhold but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
I am the registered owner of a garden flat in Shinfield, conveyancing having been completed January 2002. How much will my lease extension cost? Corresponding flats in Shinfield with over 90 years remaining are worth £216,000. The ground rent is £50 yearly. The lease comes to an end on 21st October 2092
With 69 years remaining on your lease we estimate the price of your lease extension to be between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" 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 without more comprehensive investigations. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.
I am looking to buy a repossessed flat in Shinfield and the vendor require completion inside 28 days. Can a lawyer complete in this timeframe? Would it be better to use a high street Shinfield firm or an online company that professes to complete quickly?
Visit your Shinfield shopping parade. Go in to 3 companies and ask to talk to a conveyancing solicitor for an estimate. Set out your needs and get assurances on deadlines. Choose the one that comes across as most efficient. Make sure to choose a property lawyer on the list of conveyancing practitioners who can act for your bank.