I am hoping to move into my new home in Shortlands next Monday. My conveyancer now wants me to supply her with proof of content and building insurance for the property as as she informs me that she is duty bound to validate that it is in order for the mortgage company. What does the insurance need to cover?
All property lawyers on acting for banks would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook conditions. These obligations are not specific to conveyancing in Shortlands.
I own a freehold residence in Shortlands yet pay rent, why is this and what is this?
It’s unusual for properties in Shortlands and has limited impact for conveyancing in Shortlands but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the generation of fresh rentcharges from 1977 onwards.
Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 will be extinguished.
If you had a top tip for choosing a conveyancing solicitor in Shortlands what would it be?
It would be unwise to be swayed by the cheapest Shortlands conveyancing fees. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
I am helping my niece sell her property in Shortlands. Will the solicitor order the energy assessment or should I organise this?
After the abolition of Home Information Packs, EPC’s was retained a required element of selling a house. An energy assessment needs to be commissioned in advance of the property being placed on the market. It is not a task that conveyancers normally organise. If you are using a Shortlands conveyancing lawyer they may be willing to arrange EPC’s given their contacts with reputable Shortlands energy assessors
My husband and I are in the throws of viewing apartments in Shortlands and I am now considering a potential offer. Should I already have a solicitor appointed at this point? I am planning to take a home loan with HSBC.
You should start requesting conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the estate agent. Given that you are seeking a mortgage with HSBC, make sure you remember to check that your lawyer is on the HSBC conveyancing panel.
I used Stirling Law a few years past for my conveyancing in Shortlands. Now, I need the files however the law firm has closed. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Shortlands of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I’m about to sell my ground floor apartment in Shortlands. Conveyancing is yet to be initiated, but I have just received a quarterly maintenance charge demand – what should I do?
Your conveyancing lawyer is likely to suggest that you should clear the maintenance contribution as usual as all rents and service payments will be apportioned on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I have attempted and failed to negotiate with my landlord for a lease extension without any joy. Can one apply to the Leasehold Valuation Tribunal? Can you recommend a Shortlands conveyancing firm to assist?
Absolutely. We are happy to put you in touch with a Shortlands conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a Shortlands property is Ravensbourne Lodge 4 Highland Road in February 2013. the Tribunal held that the amount payable for the freehold was £22,268
At long last our conveyancing in Shortlands is set to complete next Friday, but the couple I am buying off wants to vacate on the Saturday at 2pm. Should I agree to this?
You can't complete on a Saturday due to the bank systems aren't operating.