We are expecting a mortgage offer soon. The bank mentioned the home loan came with free conveyancing. Does this mean I have to use their panel conveyancer as I would prefer to instruct a Shenley based conveyancing firm?
Do check but the the likelihood is that allocate you one of their panel solicitors where you take up the "fee-free" offer. Speak to the mortgage company and determine if they allow a monetary alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case you could put that amount towards the cost for your conveyancing solicitor near Shenley.
We are aiming to move property in April. Should my conveyancing solicitor call the removal company on the completion day. On a separate note, can you put forward a removal company in Shenley. Conveyancing firm was found before I stumbled across this page.
On the day of completion you can collect the house keys from your property agent however this should only happen when the sellers solicitors inform the agent that they have the completion monies and the keys can be passed over. Subsequently you should tell the removal men that they can start moving you in. As a matter of policy we do not recommend a particular removal company but can assist you in locating a residential property solicitor in Shenley or a lawyer that specialises in conveyancing in Shenley.
We had appointed conveyancers based in Shenley on the Lloyds solicitor panel. They have just invoiced me a separate charge for handling the Lloyds mortgage. Is this a supplemental conveyancing fee specified by Lloyds?
Provided it is contained in their Terms and Conditions or Quote then yes your conveyancer is entitled to levy a fee for this. The charge is not dictated by Lloyds but by your Shenley conveyancer. Some firms on the Lloyds panel will quote an ‘acting for lender’ fee but plenty of firms incorporate it on their overall fee.
My wife and I are in the process of looking at apartments in Shenley and I am about to put in an offer. Is it premature to have a solicitor in place? I will be getting a home loan with Clydesdale.
You should start requesting conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the estate agent. As you are getting a mortgage with Clydesdale, ask your prospective lawyers if they are on the Clydesdale conveyancing panel otherwise they can't do the mortgage legal work.
Will my solicitor be raising questions regarding flooding as part of the conveyancing in Shenley.
The risk of flooding is if increasing concern for solicitors conducting conveyancing in Shenley. Some people will purchase a property in Shenley, completely expectant that at some time, it may be flooded. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or dispose of the property. Steps can be carried out during the course of a property purchase to forewarn the purchaser.
Solicitors are not qualified to impart advice on flood risk, however there are a number of searches that may be undertaken by the buyer or on a buyer’s behalf which will figure out the risks in Shenley. The standard information sent to a buyer’s solicitor (where the Conveyancing Protocol is adopted) contains a standard inquiry of the vendor to determine if the premises has suffered from flooding. If the premises has been flooded in past and is not notified by the vendor, then a purchaser may issue a legal claim for losses stemming from an inaccurate reply. The buyer’s lawyers may also conduct an enviro report. This should reveal whether there is a recorded flood risk. If so, more detailed investigations will need to be initiated.
I am looking for a flat up to £235,500 and found one near me in Shenley I like with open areas and transport links in the vicinity, the downside is that it's only got 61 remaining years left on the lease. I can't really find anything else in Shenley for this price, so just wondered if I would be making a mistake acquiring a lease with such few years left?
Should you require a mortgage the shortness of the lease may be problematic. Discount the price by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of 2 years you could ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor regarding this matter.
Having checked my lease I have discovered that there are only 62 years left on my lease in Shenley. I now wish to get lease extension but my freeholder is missing. What options are available to me?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be extended by the magistrate. You will be obliged to prove that you or your lawyers have done all that could be expected to locate the lessor. On the whole an enquiry agent should be helpful to try and locate and to produce an expert document to be used as evidence that the freeholder is indeed missing. It is wise to seek advice from a property lawyer in relation to devolving into the landlord’s disappearance and the vesting order request to the County Court overseeing Shenley.
I have tried to negotiate informally with with my landlord to extend my lease without success. Can one apply to the Leasehold Valuation Tribunal? Can you recommend a Shenley conveyancing firm to assist?
Absolutely. We can put you in touch with a Shenley conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Shenley flat is Ground Floor Maisonette 17 Milton Road in January 2014. The Tribunal determined the premium payable by the Applicant to the should be £13,299 This case was in relation to 1 flat. The remaining number of years on the lease was 71.73 years.