I am nearing exchange of contracts for my flat in Shortlands and the EA has just text me to advise that the purchasers are appointing a new conveyancer. The excuse is that the lender will only deal with solicitors on their approved list. On what basis would a major lender only work with certain lawyers rather the firm that they want to appoint to handle their conveyancing in Shortlands ?
Banks have always had panels of law firms they are willing to work with, but in recent years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for over 25 years.
Lending institutions attribute this action to a rise in fraud by way of justification for the cull – criteria have been stiffened as a smaller panel is easier to keep an eye on. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are unlikely to have any impact on this.
Me and my partner are buying a property in Shortlands. It might be a silly question but how we can trust a solicitor? On the day of competition we have to put money into their account. What protection do we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
My wife and I are at the point of looking at apartments in Shortlands and I am about to put in an offer. Should I already have a property lawyer appointed at this point? I intend to finance via a mortgage with UBS.
It would be advisable to commence your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the selling agent. As you are getting a mortgage with UBS, ask your prospective lawyers if they are on the UBS conveyancing panel otherwise they can't do the mortgage legal work.
After much negotiation I have agreed a price on an apartment in Shortlands. My financial adviser pressured me to appoint their solicitor. I paid an upfront payment of £175. Shortly after, the solicitor contacted me embarrassingly acknowledging that they were not on the Leeds Building Society conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Leeds Building Society panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
The deeds to my house are lost. The conveyancers who handled the conveyancing in Shortlands 10 years ago have long since closed. What are my options?
Nowadays there are copies made of almost everything, and your solicitor will know precisely where to locate all the appropriate paperwork so you may purchase or dispose of your property without any difficulty. If duplicates are not available, your lawyer can put in place insurance or indemnities against possible claims on your premises.
How do I use your search app to locate a conveyancing lawyer in Shortlands on the authorised to act for my lender?
First choose a lender such as National Westminster Bank, Chelsea Building Society or Clydesdale then type in your preferred area for example Shortlands. Conveyancing organisations in Shortlands and across England and Wales will then be listed.
Our conveyancer has advised that he intends to complete and exchange simultaneously on the disposal of our £450,000 apartment in Shortlands next Wednesday. The management company has quoted £324 for Certificate of Compliance, building insurance schedule and previous years service charge statements. Is it legal for a freeholder to charge such fees for a flat conveyance in Shortlands?
Shortlands conveyancing on leasehold maisonettes nine out of ten times necessitates fees being raised by landlords agents :
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Answering pre-exchange questions
Where consent is required before sale in Shortlands
Copies of the building insurance and schedule
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I have had difficulty in trying to purchase the freehold in Shortlands. Can this matter be resolved via the Leasehold Valuation Tribunal?
You certainly can. We are happy to put you in touch with a Shortlands conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Shortlands residence is Ravensbourne Lodge 4 Highland Road in February 2013. the Tribunal held that the amount payable for the freehold was £22,268
What is the reason for new build conveyancing in Shortlands being more expensive?
Conveyancing in Shortlands for recently converted or new build properties can sometimes involve adoption of highways & drains, building regulations approval, planning permission, new build warranties such NHBC as well as supplemental queries and contractual concerns.