Please help. My Shaftesbury solicitor is informing me me that he is legally obliged toconduct Shaftesbury conveyancing searches due to the fact thatthe firm are on the Nat Westapproved lawyer panel. Do I not have any options here?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a bank your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Shaftesbury conveyancing searches.
What is your number one tip for finding a conveyancing solicitor in Shaftesbury
We would encourage you not to base your choice on the lowest Shaftesbury conveyancing fees. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.
This question may be naive but I am wet behind the ears as FTB of a garden flat in Shaftesbury. Do I receive the keys to the property on completion from my solicitor? If so, I will find a High Street conveyancing solicitor in Shaftesbury?
On the day of completion you do not need to attend the conveyancers office in Shaftesbury. Conveyancing lawyers for you will transfer the completion advance to the vendor’s conveyancers, and once they have received this, you should be called to receive the keys from the property Agents and start moving into the property. This tends to happen between 1 and 3pm.
When it comes to lenders such as Aldermore, do Shaftesbury solicitors face an annual charge to be on the list of approved solicitors?
We are unaware of any bank fees to register on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.
It has been four months since my purchase conveyancing in Shaftesbury concluded. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Should I use a Shaftesbury conveyancing lawyer who is local to the property I am hoping to buy? We have a good friend who can execute the legal work but her office is 300kilometers away.
The primary upside of using a high street Shaftesbury conveyancing practice is that you can visit the firm to sign documents, hand in your ID and apply pressure on them if necessary. They will also have local knowledge which is a bonus. However it's more important to get someone that will do a good and efficient job. If you know people who instructed your friend and the majority were content that should outweigh using an unfamiliar Shaftesbury conveyancing lawyer just because they are based in the area.
Am in the process of buying my 1st house in Shaftesbury. Conveyancing practitioner has been instructed. The broker advised that a survey is not appropriate as the property is just 20 yrs old.
As the bare minimum you need a Home Buyer's Report. As the residence is over ten years old the property will be without a warranty, so you don't want to take a risk. Where a property of this age shows no signs of problems a Home Buyer's report could be enough. They will highlight any obvious issues and suggest additional investigation if appropriate. If there are any indications of material issues obtain a full Building Survey from the beginning.