What guidance do you have for searching for leasehold conveyancing in Shacklewell?

First ask your friends and family whom they would instruct.

Option 2 is to use a search tool on the internet for conveyancing in Shacklewell. Phone a couple or more firms listed and request that they forward you their conveyancing costs illustrations and have a conversation with the lawyer who will conduct the conveyancing in advance ofmaking your choice.

Third is to use our search tool to assist you in finding the right solicitors taking into account your own expectations including location,speed, complexity and who the proposed lender is. Do not be fooled by low cost conveyancing in Shacklewell

I am the registered owner of a freehold premises in Shacklewell but nevertheless charged rent, why is this and what is this?

It’s unusual for properties in Shacklewell and has limited impact for conveyancing in Shacklewell 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 have existed for hundreds of years, but the Rent Charge Act 1977 barred the generation of new rentcharges post 1977.

Previous 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.

Having invested time reviewing consumer advice sites for a recommended solicitor in Shacklewell, most comment that I should instruct a CQS kitemarked solicitor. Can you explain what CQS is?

Shacklewell Conveyancing Quality Scheme law firms have been granted certification by the law Society CQS was brought about to establish evidence of quality standards in the in the legal transfer of properties. CQS helps home movers to recognise practices that provide a quality residential conveyancing. Shacklewell is one of locations in England and Wales in which CQS have a presence. The scheme obliges practices to undergo a strict assessment, compulsory training, self-reporting, random audits and annual reviews in order to maintain CQS status. It is open only to members of the Law Society who meet the demanding standards set by the scheme and has the support of the Association of British Insurers.

Are all Shacklewell Conveyancing Quality Solicitors on the Virgin Money conveyancing panel?

Some major lenders now utilise CQS as the kick off point for Panel membership such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of conveyancing solicitors.

It is unclear whether my lender requires a lease extension. I have called into my local Shacklewell bank branch on a couple of occasions and was told they are content with the situation and they would lend. My Shacklewell conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.

Provided that the lawyer is on the mortgage company approved list, they must comply with the Council of Mortgage Lenders’ Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

I am due to exchange contracts on my flat. I had a double glazing fitted in July 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Virgin Money are being problematic. The Shacklewell solicitor who is on the Virgin Money conveyancing panel is saying indemnity insurance will be fine but Virgin Money are insisting on a building regulation certificate. Why do Virgin Money have a conveyancing panel if they don't accept advice from them?

It is probably the case that Virgin Money have referred the matter to their valuer. The reason why Virgin Money may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Been reading online that Shacklewell solicitors are more costly than Shacklewell conveyancers in Shacklewell to use when purchasing a property. So is it better if I use a conveyancer or a solicitor if I am buying a property in Shacklewell.

When it comes to conveyancing in Shacklewell the costs are unlikely to vary dramatically depending on whether the legal expert is a licenced conveyancer or solicitor.