It is a dozen years since I acquired my house in Shard End. Conveyancing solicitors have recently been appointed on the sale but I can't locate the deeds. Will this jeopardise the sale?
Don’t worry too much. First there is a chance that the deeds will be with your lender or they may be in the possession of the lawyers who oversaw the purchase. Secondly the likelihood is that the title will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers acquiring up to date copy of the land registers. Most conveyancing in Shard End relates to registered property but in the unlikely event that your home is unregistered it is more tricky but is not insurmountable.
My husband and I decided to purchase a newly converted apartment in Shard End with a homeloan from Platform Home Loans Ltd.We like our Shard End conveyancing solicitor but Platform Home Loans Ltd says her practice is not listed on their approved list of member firms. We have to appoint a Platform Home Loans Ltd panel firm or keep our high street solicitor and pay for one of their panel ones to represent them. We feel as though this is unjust; Can we not simply insist that Platform Home Loans Ltd use our lawyer?
Unfortunately,no. The loan issued to you is subject to its terms and conditions, a common one being that lawyers must be on the Platform Home Loans Ltd solicitor panel. Until recently, most banks had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Platform Home Loans Ltd
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Shard End?
There are two types of lawyers who can carry out conveyancing in Shard End namely licenced conveyancers or solicitors. The two can provide the legal services that you need to complete the sale or acquisition of property. They are both duty bound to carry out Shard End conveyancing on similar standards and guidelines so you may be sure that your conveyancing will be professionally conducted and that all necessary procedures should be suitably taken.
We are aiming to move home in August. Will my conveyancing solicitor update the removal company on the day of completion. On a separate note, can you suggest a removal company in Shard End. Conveyancing lawyer was chosen before I stumbled across your page.
On the day of completion you can pick up the house keys from your property agent however this can only occur when the sellers conveyancers inform the agent that the monies to complete are in and the keys can be collected. You should inform the removal company that you are ready to move in. As a matter of policy we do not recommend a particular removal organisation but can help you find a conveyancing in Shard End or a legal practice with expertise in conveyancing in Shard End.
After shopping around on the internet I have found a Shard End solicitor having checked that they are on the UBS conveyancing panel. Does my lawyer arrange the survey of the property?
UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS 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 Shard End 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.
Hoping to buy a property located in Shard End and I am already nervous. I couldn't find anything specific about Shard End. Conveyancing will be needed in due course but do you know about the Shard End area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Shard End. In the meantime here are some basic statistics that we found
My husband and I are first time buyers - had an offer accepted, yet the property agent told us that the seller will only go ahead if we use their recommended conveyancers as they want a ‘quick sale’. My instinct tells me that we should use a family conveyancer used to conveyancing in Shard End
We suspect that the owner is not behind this ultimatum. Should the owner desire ‘a quick sale', taking such a hostile approach to a motivated buyer is likely to cause more damage than good. Avoid the agents and go straight to the owners and explain that (a)you are motivated buyers (b)you are ready to go, with finances in place © you do not need to sell (d) you intend to proceed fast (e)but you intend to appoint your preferred Shard End conveyancing solicitors - not the ones that will give the estate agent a introducer fee or hit his conveyancing targets pre-set by head office.