Our bank has recommended solicitors on their panel based in Shortlands but I would rather use a conveyancing lawyer in Shortlands local to me. Are you able to assist?
Not all Shortlands conveyancing firms are listed all banks conveyancing panel. Use the above search tool to identify a Shortlands conveyancing solicitor on the on the lender panel.
I'm at the point of viewing houses in Shortlands and I am now considering a potential offer. Is it too early to have a solicitor in place? I will be getting a mortgage with Virgin Money.
It would be advisable to instigate 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 forward their details on to the estate agent. As you are obtaining a mortgage with Virgin Money, ask your prospective lawyers if they are on the Virgin Money conveyancing panel otherwise they can't do the mortgage legal work.
I recently had an offer accepted on a house in Shortlands. My financial adviser recommended their conveyancers. I paid an advanced payment of £225. A few days later, the lawyer contacted me sheepishly admitting that they were not on the Co-operative 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 Co-operative 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.
I've read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Shortlands solicitor - who is on the Virgin Money conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money 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 Shortlands 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.
I need some quick conveyancing in Shortlands as I am faced with a deadline to complete inside one month. Fortunately I do not require a mortgage. Is it possible to avoid the conveyancing searches to save fees and time?
As you are not obtaining a home loan you have the choice not to have searches carried out although no law firm would suggest that you don't. Drawing on years of experience of conveyancing in Shortlands the following are examples of what can appear and therefore impact future saleability: Enforcement Notices, Overdue Charges, Overdue Grants, Railway Schemes,...
I've recently found out that there is a flying freehold element on a house I put an offer in two weeks back in what was supposed to be a simple, chain free conveyancing. Shortlands is the location of the property. What do you suggest?
Flying freeholds in Shortlands are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Shortlands you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Shortlands may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
What does commercial conveyancing in Shortlands cover?
Shortlands conveyancing for business premises covers a wide array of advice, given by qualified solicitors, relating to business property. For instance, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.