Will lawyers request an advanced payment for conveyancing in Shelfield?

If you are buying a property in Shelfield your solicitor will request that you put them with monies to cover the the cost of the conveyancing searches. Ordinarily this is needed to cover the fees of the conveyancing searches. When the deposit is as part of the sale price then this should be needed shortly prior to contracts are exchanged. Any further balance that is needed should be transferred a couple of days ahead of the completion date.

We are expecting a mortgage offer soon. The bank mentioned the mortgage came with free conveyancing. Does this mean I have to appoint their panel conveyancer as I would prefer to use a Shelfield based conveyancing firm?

Do check but the the likelihood is that appoint one of their panel solicitors if you take up the "fee-free" offer. Speak to the mortgage company to see if they offer you a monetary alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case that money can go towards your preferred conveyancing solicitor in Shelfield.

I'm the sole beneficiary of my late father’s estate and I have everything in my name now, including the house in Shelfield. The Shelfield property was put into my name in April. I want to move. I understand that there is a CML 6 month 'rule', meaning my property ownership will be regarded the same way as though I had purchased the house in April. Will no one buy the property for half a year?

The CML handbook instructs conveyancers 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 lenders take of it, depend on the bank as this obligation principally exists to capture subsales or the flipping of properties.

When it comes to mortgage companies such as Coventry BS, do Shelfield conveyancing practitioners face a yearly amount to be on the list of approved solicitors?

We are not aware of any bank fees to be on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel application.

The formalities of my remortgage has taken place for my property in Shelfield. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?

All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

Can you provide any top tips for leasehold conveyancing in Shelfield with the aim of speeding up the sale process?

• Much of the delay in leasehold conveyancing in Shelfield can be avoided if you instruct lawyers as soon as your agents start advertising the property and request that they start to put together the leasehold documentation which will be required by the buyers’ representatives.
Some Shelfield leases require Licence to Assign from the landlord. If this applies to your lease, it would be prudent to notify your estate agents to make sure that the purchasers obtain bank and professional references. The bank reference should make it clear that the buyer is financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their lawyers. The majority of landlords or managing agents in Shelfield levy fees for providing management packs for a leasehold property. You or your lawyers should enquire as to the fee that they propose to charge. The management information can be applied for on or before finding a buyer, thus reducing delays. The typical amount of time it takes to receive management information is three weeks. It is the most usual cause of frustration in leasehold conveyancing in Shelfield. If you have the benefit of shareholding in the freehold, you should ensure that you have the original share document. Obtaining a duplicate share certificate can be a time consuming process and frustrates many a Shelfield home move. If a duplicate share certificate is needed, you should approach the company officers or managing agents (where relevant) for this as soon as possible. If there is a history of conflict with your freeholder or managing agents it is essential that these are settled before the property is put on the market. The buyers and their solicitors will be reluctant to purchase a property where there is an ongoing dispute. You may have to bite the bullet and discharge any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the purchasers, but it is better to reveal the dispute as over rather than unresolved.

I inherited a 2 bed flat in Shelfield, conveyancing having been completed September 2005. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding properties in Shelfield with over 90 years remaining are worth £227,000. The ground rent is £50 per annum. The lease comes to an end on 21st October 2096

You have 72 years remaining on your lease the likely cost is going to range between £9,500 and £11,000 as well as legals.

The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive investigations. Do not use this information 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. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.

I am searching for Shelfield online conveyancing estimates. Can I be sure that all the Shelfield practices that are identified on your directory are on the lender conveyancing panel?

The law firms listed on our site have assured us via an online form that they are on the lender panel and agreed to advise us to take down their listing in the event of removal off of the lender panel. To date we have not been informed by either a lender or a member of the public that the data about a specific Shelfield conveyancing solicitor being on the lender conveyancing panel is not accurate.